BCFSA Disclosure & Representation Rules Every Realtor Must Follow
Representation and disclosure are the rules that, when broken, most often lead to BCFSA complaints and license discipline. They are not paperwork — they are the legal foundation of your relationship with every client and every other party in a transaction. This guide covers the rules every BC realtor must follow.
1. Disclosure of Representation in Trading Services (DORTS)
Before you provide trading services to a client, you must provide the Disclosure of Representation in Trading Services and obtain the client's signature. The DORTS explains the types of representation available (agent of the buyer, agent of the seller, or no agency) and confirms the client understands which relationship applies. The DORTS must be provided before any offer is written — providing it at the offer stage is too late and is a common finding in complaints.
2. The dual-agency prohibition
BC prohibits dual agency. A realtor cannot represent both the buyer and the seller in the same transaction. If you are the listing agent and an unrepresented buyer asks you to write their offer on your own listing, you cannot become their agent. You must explain that you represent the seller, provide the appropriate disclosure to the unrepresented party, and decline to represent the buyer. There is no "just this once" exception.
3. Dealing with unrepresented parties
When the other party in a transaction is unrepresented, you have specific disclosure obligations. You must provide the unrepresented party with a disclosure explaining that you represent the other side, that you are not their agent, and that they may wish to obtain independent representation. You must not provide services to the unrepresented party that would create an agency relationship. Document the disclosure in writing.
4. Multiple offers
In a multiple-offer situation, the rules protect confidentiality and fairness:
- You must not disclose the terms of one offer to another buyer or their agent.
- You must present all offers to your seller client unless instructed otherwise in writing.
- You must inform all parties that a multiple-offer situation exists (without disclosing the terms).
- You must not suggest a buyer "match or beat" a specific number — that is effectively disclosing another offer's terms.
Mishandling a multiple-offer situation is one of the fastest routes to a complaint. When in doubt, document every communication and consult your Managing Broker.
5. Disclosure of material facts
You must disclose known material facts about a property to your client and, in some cases, to the other party. A material fact is information that, if known, could affect a reasonable person's decision to buy or sell. The duty to disclose material facts does not require you to discover hidden defects, but you must not conceal what you know, and you must not misrepresent the property.
6. Confidentiality survives the transaction
Agency confidentiality obligations continue after the transaction closes. You must not disclose information about your client's motivations, financial situation, or negotiating position to anyone, including after the deal is done, unless your client consents or the law requires disclosure.
7. Record-keeping
Keep a copy of every disclosure, every DORTS, every unrepresented-party disclosure, and every multiple-offer communication. If a complaint is filed — even years later — your records are your defense. The brokerage holds the official file, but your personal copies protect you.
8. When to call your Managing Broker
Representation questions are not the place to guess. If a buyer asks you to represent both sides, if an unrepresented party is confused about their rights, or if a multiple-offer situation is escalating, call your Managing Broker before you act. A two-minute call prevents a complaint that can take months to resolve.
9. Rexara's compliance support
Rexara Realty Inc. treats compliance as a core service, not an afterthought. Gurjit Ghai PREC reviews representation and disclosure questions personally and is available to agents during active deals. If you want a brokerage where compliance support is real and reachable, that is what Rexara provides.
Want a Managing Broker who reviews your deals personally?
Rexara Realty Inc. recruits realtors across residential, commercial, business, and ALR land — with hands-on Managing Broker support from Gurjit Ghai Personal Real Estate Corporation.