Sell Without An Agent · Alberta Homeowners
The Real Estate Council of Alberta (RECA) requires all registrants to follow standardized rules covering service agreements, agency disclosure, and remuneration transparency. This post explains what those rules mean for homeowners selling in Alberta.
What are the harmonized Alberta real estate rules for consumers?
RECA’s harmonized rules require that every brokerage or real estate professional provide a written service agreement before delivering real estate services, disclose who they represent in the transaction, and disclose all remuneration they receive and from whom. These rules apply to all residential transactions in Alberta and are designed to ensure consumers understand their representation and what they are paying for.
01 Service Agreements
Before a licensed real estate professional can provide services to you as a buyer or seller, they must enter into a written service agreement. This agreement must state the scope of services, the duration of the relationship, and the remuneration the brokerage will receive.
As a seller, a Seller Brokerage Agreement (also called a Listing Agreement) is the service agreement between you and the listing brokerage. It sets out what the brokerage will do, for how long, and what they will be paid. You must sign this agreement before the brokerage can list your property.
Bōde operates as a licensed real estate brokerage. The service agreement you enter into with Bōde sets out the listing services, the fee, and the duration of the listing.
02 Agency Disclosure
Before a brokerage or real estate professional provides services, they must disclose their agency relationship: are they representing you, the other party, or providing limited dual agency where they represent both?
In most Alberta transactions, the listing brokerage represents the seller and the buyer’s brokerage represents the buyer. Each party has an agent acting in their interest. Limited dual agency (where one brokerage represents both buyer and seller in the same transaction) requires informed written consent from both parties and is restricted under RECA’s rules.
Seller representation
The listing brokerage represents your interests as a seller. They owe you duties including loyalty, confidentiality of your information, and active promotion of your interests in the transaction.
Buyer representation
The buyer’s brokerage represents the buyer’s interests. They must disclose material facts about the property that they learn and act in their client’s best interest. They do not represent you.
Limited dual agency
Where one brokerage represents both buyer and seller, both parties must provide written informed consent. RECA’s rules restrict the duties an agent can provide to either party in this arrangement.
03 Remuneration Disclosure
Real estate professionals must disclose their remuneration: what they are paid, by whom, and whether they are receiving any referral fees or other compensation related to the transaction.
For sellers using Bōde: Bōde’s fees are stated in your service agreement ($949 flat plus GST, or 1% capped at $10,000 plus GST). The buyer agent fee you set is disclosed to buyer agents through the listing. There are no hidden fees.
This post summarizes RECA rules for general consumer education. RECA’s rules and interpretive guidance are updated periodically. For the most current regulatory information, visit reca.ca.
Common Questions
RECA is the Real Estate Council of Alberta. It is the regulatory body that licenses and regulates real estate brokerages and individual registrants (agents, brokers, and property managers) in Alberta. RECA sets the rules real estate professionals must follow and handles complaints and discipline.
A service agreement is a written contract between you and a real estate brokerage that sets out the services to be provided, the fee, and the duration. RECA requires all brokerages to enter into a written service agreement before providing real estate services. You should not receive services from a licensed professional without signing one.
Limited dual agency occurs when one brokerage represents both the buyer and seller in the same transaction. Both parties must give informed written consent. Under limited dual agency, the brokerage’s duties to each party are restricted. Most sellers and buyers prefer separate representation. You are not required to consent to limited dual agency.
Yes. Bōde operates as a licensed real estate brokerage regulated by RECA in Alberta and by equivalent bodies in BC and Ontario. Bōde must comply with all applicable brokerage rules including service agreement requirements, agency disclosure, and remuneration transparency.
You have the right to a written service agreement before services begin, full disclosure of who the brokerage represents, full disclosure of all remuneration the brokerage receives, and confidential handling of your personal and financial information by the brokerage representing you.
Welcome to Bōde
Bōde is a licensed real estate platform operating in Alberta, BC, and Ontario. The platform handles every stage of the sale: listing on MLS and 1,000+ additional sites, marketing, offers, and closing. Pricing is $949 flat plus GST, or 1% capped at $10,000 plus GST, only when the property sells. The Homeowner Dashboard is free. Bōdie, the AI interface into Bōde AI, tracks ten categories of homeownership value continuously.
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