What does Washington require—and what is negotiable?
Under RCW 18.86.020, the firm must enter a services agreement before, or as soon as reasonably practical after, its broker starts providing brokerage services. Required terms include the named broker, duration, exclusivity and compensation. The statute states a default buyer term of 60 days with the option of a longer term. Ask the firm to explain the actual dates and scope it proposes.
Four different things to keep separate| Source | What it answers |
|---|
| Washington law | State agreement requirements and agency duties. The Department of Licensing documents the changes effective January 1, 2024. |
|---|
| Industry and MLS policy | NAR’s guidance describes pre-tour agreements for covered professionals. It is not a substitute for state law. Northwest MLS has its own buyer and seller resources; ask your firm which policies apply. |
|---|
| Your agreement | The signed terms govern the proposed services, scope and contractual obligations. Read the actual form and any amendments. |
|---|
| The firm’s proposed terms | Discuss compensation, services, exclusivity and scope before accepting them. Ask Kyle to explain his proposed agreement and business practices directly. |
|---|
You’re not the only one making a commitment.
Written terms let both sides discuss expectations before the relationship gets complicated: representation, services, duration, exclusivity and payment. A buyer should not have to discover those expectations halfway through an offer.
Washington’s buyer-agent duties include loyalty to the buyer, confidentiality, disclosing conflicts and advising the buyer to seek expert help beyond the broker’s expertise. The search duty also has statutory qualifications. These are distinct from the specific service package a firm proposes.
Ask what help is included with identifying homes, offers and negotiation, inspections and contingencies, documents and deadlines, and coordination with lenders and escrow. The written agreement and applicable duties should support the expectations you discuss. Do not assume every agreement promises the same services.
Am I locked in? How do I end the relationship?
Read the duration, exclusive or nonexclusive designation, geographic area, covered properties, termination section and any protection period. Ask the uncomfortable question now: “How do I get out of this if the relationship isn’t working?” That is a sensible question.
Under RCW 18.86.070, either party can give notice ending agency. The law also says that notice does not otherwise affect the parties’ contractual rights. Ending representation and eliminating every possible contract obligation are separate questions.
Ask the firm to explain what could remain due, request written confirmation of any agreed release, and keep a copy. If the meaning or enforceability of your agreement is disputed, a Washington attorney can review it. This page provides general education, not a determination about your contract.
Does signing mean I have to pay my agent?
Not necessarily with your own funds—but you need to understand what you are agreeing to. Washington’s compensation statute addresses compensation terms and permitted payment arrangements. Compensation is negotiable; there is no fixed or standard commission required by law.
Separate the agreed broker compensation from what the seller might agree to pay, what another brokerage might offer where permitted, and what the agreement says about any remaining amount. Those are related numbers, not automatically the same number.
Ask: “What does this agreement say I owe, when is it earned, how are outside payments credited, and what happens if they do not cover it?” Seller-paid compensation is not guaranteed and does not automatically satisfy every buyer obligation.
An illustration, not a standard fee
Suppose an agreement calls for $10,000 in broker compensation and a seller agrees to contribute $7,000 toward it. There is a $3,000 difference. Whether the buyer owes that difference depends on the agreement and transaction; do not infer an obligation from this example. Have the broker explain the documents and the lender explain how any payment fits the financing.
See how transaction costs fit your cash plan →Can I tour first—or go to an open house?
A broker working with you as a buyer is different from a seller’s host letting you visit an open house. NAR’s open-house guidance says an unrepresented visitor attending on their own does not need an agreement simply to visit. Clarify whom the host represents before sharing negotiating details.
For represented tours, ask the firm about the Washington services agreement and any applicable pre-tour policy. If you want to discuss a limited engagement, ask which property, area and services can be specified in lawful written terms. A Zillow introduction does not remove these questions or resolve an agreement you already signed.
What are you actually worried about?
Choose a question for a plain-language answer. These are researched educational answers, not an AI chatbot or a review of your signed agreement.
I don’t want to sign anything. What happens?
You can pause and ask questions before deciding. Ask the firm which services can happen before an agreement and which require one. An agreement should make the relationship clear; feeling unsure is a reason to understand the terms, not rush through them.
Why should I trust a Realtor contract? Is this about protecting commissions?
A written agreement records the firm’s compensation as well as the relationship and its commitments. That deserves scrutiny. Read it, compare the proposed services and terms, and ask for clear answers. The existence of a form is not a reason to accept every term offered.
Am I locked into one Realtor? Can Kyle force me to use him?
Check exclusivity, duration, covered properties and termination. You choose whether to accept proposed terms. Washington law allows notice ending agency, but that does not automatically erase contractual rights. Ask what obligations, if any, could remain after the relationship ends.
Can I cancel the agreement or fire my Realtor?
You can give notice ending agency under Washington’s statute. The separate question is what your contract says about fees, termination and any protection period. Request written clarification or a mutually agreed release. If a payment or dispute is at issue, have a Washington attorney review the agreement.
My agent says I owe them 3%. Is that true?
There is no legally fixed commission percentage. Look at the signed agreement: the amount or method, covered transaction, payment conditions and treatment of other compensation matter. A number someone says aloud does not tell us what you owe. Ask the firm to point to the provision and show the calculation.
Does signing mean I personally pay my agent?
Not necessarily. The agreement identifies compensation and how it is handled. Seller-paid or other permitted compensation may cover some or all of it. Understand any remaining buyer obligation, when it applies and how it would appear in the transaction before signing.
Can the seller pay my agent? What if they won’t?
Seller-paid compensation can be negotiated, but is not guaranteed. Ask how the agreement handles outside compensation and whether you could owe a shortfall. Discuss the options with your broker and lender before an offer; do not assume the seller’s contribution settles every obligation.
Is the commission negotiable?
Yes. Compensation is negotiable, not set by law. Discuss the proposed amount, services and payment conditions with the firm. Negotiable means you can discuss and decide whether to accept the terms; it does not mean every firm must accept the terms you request.
How long does the agreement last? Can I sign for only today?
Washington’s statute states a default buyer-agreement term of 60 days, with the option of a longer term. Read the dates in the proposed form. If you want a very limited engagement, ask the firm how it can structure lawful terms for the services and property you want. Do not assume a one-day agreement is always available.
Can I limit it to one property or a particular area?
Ask about the property description, geographic scope and services covered. Put any agreed limits into the written document. Also review duration, exclusivity and payment provisions together; a narrow search area alone does not explain every commitment.
Can I work with more than one agent?
That depends on the exclusivity and scope of each agreement. Washington’s required agreement includes an exclusive or nonexclusive designation. Before involving another firm, show it your existing agreement and clarify potential conflicts or compensation obligations.
What if I find the house myself?
Finding a listing yourself does not automatically remove a compensation obligation. The agreement may cover purchases within its scope regardless of who found the listing. Ask the firm to explain that provision and discuss any intended exclusions before signing.
Do I need an agreement just to tour a house?
When a broker is working with you as a buyer, Washington’s services-agreement requirement applies. Applicable industry policies may also require an agreement before a tour. Ask the firm which rule applies and who the showing broker represents. Visiting an open house on your own is a different situation.
Can I attend an open house without an agent?
NAR’s consumer guidance says visiting an open house on your own does not by itself require a written buyer agreement. The host may represent the seller. Asking the host to begin working for you as your buyer broker is different from simply visiting; clarify representation before sharing private negotiating information.
Can I just use Zillow agents until I find a house?
Being connected through Zillow does not make every agent your representative or eliminate agreement requirements. Ask each firm who it represents, what services it is proposing, and whether you already have an agreement that covers the home. Repeated introductions can create confusion; clarify the relationship before proceeding.
I signed with another Realtor. Can Kyle or another agent show me a property?
Tell Kyle about the existing agreement before arranging a showing. Review its scope and exclusivity with the current firm; obtain any needed written release or permission. We cannot determine from a chat whether a second showing creates a conflict or payment obligation.
What exactly is my agent agreeing to do?
Washington buyer-agency duties include loyalty, confidentiality, disclosure of conflicts and appropriate expert advice. The services agreement should also explain the engagement. Ask which search, offer, inspection, deadline and coordination services are included, rather than assuming every firm offers an identical package.
Why did this change? My friend bought without signing anything.
Washington’s written services-agreement changes took effect January 1, 2024. NAR’s separate national policy changes followed in August 2024 for covered professionals. Your friend’s date, state, transaction and broker relationship may differ. Ask which current Washington requirement and firm or MLS policy applies to your situation.
What should I look for before signing?
Find the parties, named broker, dates, covered properties or area, exclusivity, services, compensation, treatment of outside payments, termination, any protection period and dual-agency consent. Ask what happens if the relationship ends or the seller contributes nothing. Keep a copy and get unclear provisions explained before deciding.
Still not comfortable signing one?
You shouldn’t sign a contract you don’t understand. Bring the proposed agreement and the questions that concern you. Ask Kyle to explain what each side is committing to before you decide whether to work together.
If you already have an agreement with another firm, say so before arranging a showing. Its scope and obligations need to be understood first.
