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Washington Buyer Agency
Buyer Agency in Washington: A Consumer Guide
Washington law defines when a real estate broker represents a buyer, what that broker owes the buyer, and what must be covered in the written services agreement. The rules changed significantly beginning January 1, 2024, including a statewide requirement for written buyer-services agreements. Here is what a buyer should understand before signing one.
When Does a Broker Become Your Agent?
Under Washington law, a broker who performs real estate brokerage services for a buyer is generally the buyer's agent unless an exception applies. The firm must enter into a written services agreement with the buyer before, or as soon as reasonably practical after, the broker begins providing those services.
What Has to Be in the Buyer Agreement?
The agreement must identify the broker appointed to represent you, state how long the agreement lasts, and say whether the relationship is exclusive or nonexclusive. For buyers, Washington law provides a default term of 60 days with the option to agree to a longer term. The agreement also addresses limited dual agency and the terms of broker compensation.
Before you sign, look for:
- Length of the agreement
- Exclusive or nonexclusive representation
- Broker or brokers appointed to represent you
- Compensation amount and how it may be paid
- Whether the broker will show properties when no compensation is offered by another party or firm
- Limited dual agency consent
- Any additional terms or obligations
What Does a Buyer's Agent Owe You?
A buyer's agent owes the buyer duties that include loyalty, timely disclosure of conflicts of interest, confidentiality, advice to seek expert help when a matter is outside the broker's expertise, and, unless otherwise agreed in writing, a good-faith and continuous effort to find a property while the buyer is not already under contract. Washington brokers also owe nonwaivable duties to all parties in a transaction, including reasonable skill and care, honesty and good faith, timely delivery of written offers and communications, disclosure of known material facts, and proper accounting for money and property.
Who Pays the Buyer's Agent?
Payment and representation are separate questions. Washington law allows a real estate firm's compensation to be paid by the seller, the buyer, a third party, or through compensation shared between firms. Who pays the compensation does not determine who the broker represents. The buyer-services agreement must state the compensation terms, including the amount the buyer agrees the firm may receive and the agreed terms for compensation from or sharing with other parties or firms.
What Is Limited Dual Agency?
Limited dual agency can arise when the same broker represents both buyer and seller, or when different brokers in the same firm represent opposite sides and the firm's supervising brokers become limited dual agents. It requires written consent. A limited dual agent cannot advocate terms favorable to one principal to the detriment of the other in the same way a single-party agent can, which is why the consent and limitations deserve careful review.
Can You End the Agency Relationship?
Washington law says an agency relationship can end when the broker completes the agreed work, the agreement expires, the parties mutually agree to end it, or either party gives notice of termination. Termination does not automatically erase contractual rights or obligations that may survive under the written agreement, so buyers should read the termination provisions before signing.
What I Want Buyers to Know
A buyer-services agreement is not just paperwork needed before touring homes. It defines who represents you, what your broker owes you, how long the relationship lasts, whether it is exclusive, how compensation works, and what happens if dual agency or termination comes into play. Those are worth understanding at the beginning of the relationship, not when you are already writing an offer.
Washington buyer-agency law: Chapter 18.86 RCW. Current law reviewed September 29, 2026. This guide is general information, not legal advice.
How It Works
The Buyer Process
01
Consultation
Understand your goals, timeline, budget, and what matters most in your next home.
02
Financing Preparation
Connect with a lender, understand your purchasing power, and get pre-approved before searching.
03
Search Strategy
Define criteria, identify target neighborhoods and buildings, and set up live search alerts.
04
Property Tours
View properties with informed commentary on value, condition, and comparative pricing.
05
Value Analysis
Evaluate each property against recent comparables before forming any offer position.
06
Offer Strategy
Structure competitive offers that protect your interests while maximizing appeal to sellers.
07
Inspection & Due Diligence
Inspections, sewer scope, and title review for houses. For condominiums, HOA documents, reserve studies, budgets, and meeting minutes.
08
Closing
Coordinate with lenders, title, and escrow to ensure a smooth, on-schedule close.
09
Post-Closing Support
Available after the transaction for vendor referrals, building questions, and future planning.
Due Diligence
Due Diligence That Protects Your Purchase
Every property type asks different questions. Houses and townhomes call for careful inspection, title, and condition review, while condominiums add a level of document review most buyers do not anticipate. Luke guides both, including the financial health and governance of Seattle condominium associations.
The following is informational in nature and does not constitute legal or financial advice.
Common Areas of Review
- Inspection and sewer scope
- Title and easement review
- Resale certificate review
- HOA budget analysis
- Reserve study evaluation
- Special assessment history
- Meeting minutes review
- Rental restriction policies
- Building insurance coverage
- Litigation history
- Pet policies and restrictions
- Parking and storage details
- Move-in and renovation procedures
- Short-term rental allowances
Regional Closing Cost
Buying in the San Juan Islands?
On a standard taxable purchase in San Juan County, the buyer pays additional local excise taxes equal to 1.495% of the selling price: 1% for the Land Bank and 0.495% as the buyer's 99% share of the county's 0.5% affordable-housing tax. That is $14,950 on a $1,000,000 purchase, before other closing costs.
This is a San Juan County cost, not a tax that applies to Seattle, King County, or every Washington island. Ask escrow to confirm the current taxes and any exemption for your transaction.
Rates checked September 29, 2026. Sources: San Juan County Land Bank tax and San Juan County Code Chapter 3.10.
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Buyer Testimonials
Luke is so wonderful to work with. He helped us find our new home so quickly and made the buying process extremely smooth and easy. This is the second home I've purchased with Luke, and I will definitely be using him again for future buying and selling.
Luke helped my fiancé and me purchase our first home. We would not be in the house we are today if it weren't for Luke. He tracked our home until the price was reduced to within our budget and immediately sent it to us when the cut came through.
Luke was very patient with us during a very competitive real estate market in Seattle. He was always available to show us homes at short notice, and if he could not, he made sure one of his associates was available.
Luke was amazing. He was with us every step of the way, helping us investigate the market, set realistic expectations, discuss options with potential sellers, provide comps, and set up a competitive offer.
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