Table of Contents
Introduction
Buying or selling a home is one of the biggest financial decisions you will ever make. For newcomers to Canada, it can also feel overwhelming — a new country, unfamiliar rules, and a competitive housing market can make the whole process seem complicated.
The good news? A great real estate agent can make it significantly easier. They know the local market, understand the legal process, and can guide you from your first question to the moment you hold the keys. But not all agents are the same, and knowing how to find the right one — and how to work well with them — makes a real difference.
This guide explains everything you need to know about working with a real estate agent in Canada.
What a Real Estate Agent Actually Does
A real estate agent is a licensed professional who helps people buy, sell, or sometimes rent property. In Canada, all real estate agents must be registered with their provincial real estate regulator and follow a strict code of ethics.
Think of your agent as a combination of guide, negotiator, and paperwork expert. Here's what they typically handle on your behalf:
Helping you understand the market. A good agent explains what homes are selling for in your target area, which neighbourhoods fit your budget and lifestyle, and what to expect in the current market — whether it's competitive, slow, or somewhere in between.
Finding and showing properties. Rather than you searching through hundreds of listings on your own, your agent filters options based on your needs and arranges viewings. They also know about listings that haven't hit the major platforms yet.
Submitting and negotiating offers. When you find a home you love, your agent prepares the formal offer, advises you on pricing strategy, and negotiates with the seller (or the seller's agent) on your behalf. This is one of the most valuable things they do.
Managing the paperwork. Real estate transactions involve a lot of documentation — offers, counter-offers, conditions, disclosure forms, and more. Your agent handles this and explains what you're signing at each step.
Coordinating the closing process. From home inspections to working alongside your mortgage broker and real estate lawyer, your agent helps keep everything on track so nothing falls through the cracks.
In short: they protect your interests and keep the process moving forward.
Buyer's Agent vs. Seller's Agent: What's the Difference?
When you work with a real estate agent, it matters which side of the transaction they represent — because that determines whose interests they're working to protect.
A buyer's agent represents you, the person buying a home. Their job is to help you find the right property at the best possible price. They are legally obligated to act in your best interest throughout the process.
A seller's agent (also called a listing agent) represents the person selling the home. Their job is to get the best possible price and terms for their client — the seller. They are not working for you.
What about dual agency? This is when the same agent represents both the buyer and the seller in the same transaction. In Canada, dual agency is permitted in most provinces but comes with important restrictions and disclosure requirements. Some provinces, like British Columbia, have largely banned it. If an agent suggests representing both sides of your deal, slow down and ask questions — it's difficult for one person to fully advocate for two parties with competing interests.
The takeaway: When you're buying, work with your own buyer's agent. Don't rely on the seller's agent to look out for you — they have a legal duty to someone else.
How to Find a Good Agent
Finding the right agent takes a little effort upfront, but it's worth it. Here are the most reliable ways to find someone you can trust:
Ask people you trust. Word of mouth is still the most reliable method. Ask friends, family, colleagues, or community members who have recently bought or sold a home in Canada. A personal referral from someone whose judgment you trust is hard to beat.
Look for agents who specialize in your situation. Some agents have specific experience working with newcomers to Canada. They understand the challenges you might face — such as not having a long Canadian credit history — and can connect you with mortgage brokers and lenders who work with new residents. Searching for "real estate agent for newcomers to Canada" in your city is a good starting point.
Use online directories. The Canadian Real Estate Association (CREA) maintains a national directory at REALTOR.ca, where you can search for licensed agents in any area. Every agent listed there is a registered REALTOR®, which means they follow CREA's professional standards.
Check reviews, but read them carefully. Google reviews and platforms like RateMyAgent can give you a sense of an agent's reputation. Look for patterns across many reviews rather than a single glowing testimonial.
Interview more than one. Before you commit, speak with at least two or three agents. This gives you a sense of the range of people available and helps you find someone whose style and communication approach feels right for you.
Questions to Ask Before You Commit
A first conversation with a potential agent should feel like a two-way interview. You're assessing whether they're the right fit for you — not just accepting whoever is available.
Here are the questions that matter most:
How long have you been working in real estate, and in this specific area? Local knowledge matters. An agent who knows your target neighbourhood, the schools nearby, typical price trends, and the quirks of the local market will serve you far better than someone who covers a wide area without depth.
How many clients are you currently working with? An agent who is stretched too thin may not give you the attention you need. You want someone who returns calls promptly and can prioritize your search or sale.
Have you worked with newcomers to Canada before? This question tells you whether they understand the specific challenges you may face around financing, documentation, or simply navigating an unfamiliar process.
How will you communicate with me, and how often? Set expectations early. Do they prefer email, phone, or text? How quickly do they typically respond? You don't want to be chasing your agent when you need an answer fast.
Can you share references from recent clients? A confident, experienced agent will have no hesitation providing this. Speaking to a past client directly is one of the best ways to understand what working with someone is actually like.
What is your approach to negotiation? This question reveals how they think about strategy and advocacy. You want someone who is clear-eyed, proactive, and honest about what's realistic in the current market.
There are no perfect answers to these questions — you're looking for someone who communicates clearly, has genuine experience, and makes you feel like a priority.
Understanding the Commission
One of the most common questions newcomers have is: who pays the real estate agent, and how much?
In Canada, real estate agents are typically paid through a commission — a percentage of the home's final sale price. This is paid by the seller at closing, not by the buyer. That means if you're buying a home, you generally do not pay your agent's fees directly out of pocket.
Commissions are negotiable, but typically range from 3% to 5% of the sale price for the total transaction, which is then split between the buyer's agent and the seller's agent. So on a $600,000 home, a 4% commission would equal $24,000, divided between both sides.
A few important things to understand:
The commission structure means that technically, even your buyer's agent is paid from the seller's proceeds — which is why the concept of agency and whose interests an agent represents matters so much. A buyer's agent has a legal obligation to act in your interest regardless of how they're compensated.
If you're selling a home, commission is negotiable. Many sellers accept the standard rate, but in a high-demand market or for a straightforward sale, you may have room to negotiate. Ask the question — a good agent will give you a clear, honest answer.
Some agents offer fixed-fee services or discounted commissions. These can work well for simpler transactions, but make sure you understand exactly what services are included. A lower fee sometimes means less support during the negotiation or closing process.
Red Flags to Watch For
Most real estate agents in Canada are professional, ethical, and genuinely motivated to help. But it's worth knowing the signs that something may be off.
Pressure to move fast without good reason. A good agent wants you to make a well-informed decision. If an agent is constantly pushing you to act before you're ready — without a clear, legitimate reason — that's a warning sign.
Vague or evasive answers. Whether it's about commission, their experience, or the state of the market, an agent who avoids direct questions is not someone you want negotiating on your behalf.
Promising results they can't guarantee. Any agent who tells you they can definitely get you a specific price, or that a property will definitely increase in value, is overpromising. Real estate markets are unpredictable, and honest agents say so.
Dual agency without a full explanation. If an agent suggests representing both you and the other party in the same transaction, they must explain the implications clearly and get your written consent. If they try to rush past this, slow down.
Poor communication from the start. If an agent takes days to return your initial call or message, that's a preview of what working with them will feel like. Responsiveness matters, especially in a fast-moving market.
They dismiss your questions. You should never feel embarrassed for asking questions, no matter how basic they seem. An agent who makes you feel that way does not have your best interests at heart.
Practical Tips & Next Steps
You now know how the process works — here's how to put it into action.
Before you start looking for an agent:
Get clear on your situation: Are you buying or selling? What is your budget or target price? What timeline are you working with? The clearer you are, the easier it is to brief an agent effectively.
If you're buying, speak with a mortgage broker first. Knowing how much you can borrow before you engage an agent means you can search with confidence and move quickly when you find the right property. Many mortgage brokers in Canada specialize in working with newcomers and can help even if you've been in the country less than two years.
Research the neighbourhoods you're interested in. Drive or walk around them at different times of day. Look at what's selling and for how much on REALTOR.ca. Arriving informed makes your conversations with agents more productive.
When you're ready to find an agent:
Ask three people in your community for a referral. Even a second-degree connection — "my colleague just bought a home, let me ask who they used" — is more valuable than a cold search.
Interview at least two agents before committing. Use the questions in this guide. Take notes. Trust your instincts about whether someone is listening to you or just selling themselves.
Confirm that the agent is licensed by checking with your provincial real estate regulator. In Ontario, that's RECO (the Real Estate Council of Ontario). Every province has an equivalent body.
Once you've chosen an agent:
Be honest and specific about your needs, your timeline, and your budget. The more your agent understands your situation, the better they can advocate for you.
Stay engaged. Your agent is your partner, not someone you hand the process off to entirely. Ask questions, attend viewings, and read every document before you sign.
If at any point you feel the relationship isn't working — your calls aren't being returned, your agent seems distracted, or you don't trust their advice — you have the right to make a change. Check the terms of any representation agreement you signed before switching, but don't stay in a bad working relationship out of obligation.
The golden rule: A good real estate agent works for you. If yours doesn't feel that way, find one who does.
Buying or selling a home in Canada is a significant milestone. With the right agent beside you, it can also be an exciting one. Click here for more guides on how to live a life with confidence in Canada.