What is it?
A self-represented party (SRP) is a person in a trade who is not a client of any brokerage (real estate company). The law (TRESA regulation O. Reg. 567/05, s. 1 (5)) uses one test only: in that trade, the party is not a client.
In plain terms, it is a buyer or seller acting without their own agent. For example, a buyer who contacts the listing agent directly to view a home and make an offer, or a seller who sells without an agent.
RECO (the regulator of Ontario real estate agents) says very few buyers or sellers make this choice.
It is not the old "customer"
Before December 1, 2023, there was a "customer" relationship: limited services without a representation agreement. The new TRESA rules that took effect that day removed that concept from the law completely. Now a person is either a client or a self-represented party.
RECO is clear that "self-represented party" is not a new name for "customer". A customer received some services; a self-represented party receives no services, opinions or advice at all.
If an agent starts giving services or advice, an "implied representation agreement" is created even with nothing in writing. The agent would then be in multiple representation, with extra disclosure and consent duties. That is why agents are expected to draw a clear line with a self-represented party.
What the other side’s agent can and cannot do
| Cannot | Can |
|---|---|
| Give you services, opinions or advice (including what price to offer or what terms to include) | Give you factual information about the property (number of bedrooms, size, year built) |
| Encourage you to rely on their knowledge, skill or judgement | Give help that is a service to their own client, or incidental to it (for example, receive your offer and deliver it to their client) |
| Negotiate or advocate for you | Give general information about real estate trading |
| Encourage you to represent yourself, or discourage you from working with another agent | Suggest you find your own agent |
Any help must pass all three tests: it is a service to (or incidental to a service to) the agent’s client, it is in that client’s best interests, and it follows that client’s instructions. This is the standard in RECO Bulletin 2.4.
What the agent must do first
- Confirm that you really intend to be self-represented. Someone still looking for an agent, or asking general questions about the market, is not a self-represented party.
- Give you the RECO Information Guide and the "Information and Disclosure to Self-represented Party" form and explain them. The form must disclose that the brokerage represents a client in the trade, explain the risks of getting help from it, describe the type of help allowed, and recommend independent professional advice (s. 13.1).
- Tell you clearly: "I represent my client, not you; I cannot give you services, opinions or advice; anything you tell me will be shared with my client."
- Make best efforts to get your written acknowledgement that you received the form, and give you a copy if you sign it.
The form comes in two versions, one for brokerage representation and one for designated representation. RECO offers an online tool that sends it by email and records the acknowledgement.
What are the risks?
RECO says these things become your own responsibility.
- Deciding what the property is worth, and how much to offer or accept.
- Making inquiries about zoning, permitted use and other aspects of the property.
- Handling a competing-offer situation.
- Choosing the terms to include in an offer or agreement of purchase and sale (financing, inspection and so on), and preparing all documents.
- Everything you tell the other side’s agent will be passed to their client. Do not share your reasons for buying, the most you would pay, or your preferred terms.
RECO recommends getting independent professional advice (for example, from a real estate lawyer) before proceeding as a self-represented party.
Is it true that you "save on commission"?
Some buyers believe that going straight to the listing agent gets them a "better deal" or "commission savings". RECO Bulletin 2.4 explains that any such saving is the result of giving up an agent’s advice, opinions and expertise, and that any help from the seller’s agent is for the seller’s benefit. You must set the price and the protective clauses yourself, which can lead to unexpected costs.
Nor does the buyer automatically get a discount equal to what the seller agreed to pay a buyer’s brokerage. Those fee terms are part of the seller’s contract with their brokerage; the price is a separate negotiation.
For a self-represented seller: the buyer’s brokerage cannot sign an "assistance" or fee agreement with them. If the seller is to pay the buyer’s brokerage fee, RECO describes doing it through a remuneration clause inside the agreement of purchase and sale.
How it relates to multiple representation
If a self-represented party says they need more help, the agent should suggest they find another agent instead of signing them as a client. Taking on the other side as a client in a trade where the agent already has a client creates multiple representation, and then neither side can get price advice.
RECO Bulletin 6.2 specifically warns against persuading a self-represented seller into multiple representation just so the seller will pay the buyer’s brokerage fee. If a complaint is made, the agent must prove it was in the original client’s best interests.
A self-represented party can change their mind at any time and sign a representation agreement with any brokerage to become a client.
Example
Sujin contacts a listing agent directly, without her own agent, to see a condo in Richmond Hill. Before the showing, the agent sends her the RECO Information Guide and the self-represented party disclosure form and explains them. When Sujin asks "how much should I offer?", the agent answers: "I represent the seller, so I cannot advise you on price, and anything you tell me goes to the seller."
Sujin thinks it over and hires her own agent under a buyer representation agreement. Now that agent analyses comparable sales, writes an offer with conditions, and negotiates on her side.
What the law and official sources say
Quotes are copied word for word. The "In plain words" lines are our explanation, not an official translation.
“self-represented party” means a party that meets the prescribed criteria;In plain wordsThe Act defines a self-represented party as someone who meets the test set in the regulation. That test is in the next quote.
Source: ontario.ca/laws/statute/02r30 · checked Oct 30, 2026
For the purposes of the definition of “self-represented party” in subsection 1 (1) of the Act, the following criterion is prescribed: 1. With respect to a trade in real estate, the party is not a client.In plain wordsThere is only one test: if you are not a client of a brokerage in that trade, you are a self-represented party.
Source: ontario.ca/laws/regulation/050567 · checked Oct 30, 2026
the following circumstances do not give rise to an implied agreement between a brokerage and a person: 1. As a service provided to a client, or incidental to a service provided to a client, a broker or salesperson employed by the brokerage provides assistance to another person without encouraging the other person to rely on the broker’s or salesperson’s skill or judgment in respect of a trade in real estate. 2. A brokerage provides general information to a person relating to the business of trading in real estate.In plain wordsHelping another person as part of serving the agent’s own client, without encouraging reliance on the agent’s judgment, and giving general information do not create a representation agreement. Other services or advice can.
Source: ontario.ca/laws/regulation/050567 · checked Oct 30, 2026
If a brokerage provides services to a client in respect of a trade in real estate and provides assistance to a self-represented party in respect of the trade, the brokerage shall provide the following information to the self-represented party before providing the assistance: 1. A disclosure that the brokerage provides services to a client in respect of the trade. 2. A disclosure that the brokerage or a designated representative employed by the brokerage represents a client in respect of the trade. 3. An explanation of the risks to the party that may arise from receiving assistance from the brokerage. 4. A description of the type of assistance that the brokerage is permitted to provide to the party. 5. A recommendation that the party seek independent professional advice.In plain wordsBefore helping a self-represented party, the brokerage must disclose five things: it has a client, who represents that client, the risks of getting help, the type of help allowed, and a recommendation to get independent professional advice.
Source: ontario.ca/laws/regulation/050567 · checked Oct 30, 2026
The brokerage shall, with respect to each self-represented party receiving the form mentioned in subsection (2), (a) explain the information mentioned in subsection (1); (b) make best efforts to obtain a written acknowledgement from the self-represented party indicating that the information has been received; and (c) if the self-represented party makes the acknowledgement, provide them with a copy of it.In plain wordsThe brokerage must explain the form, try its best to get your written acknowledgement, and give you a copy if you sign it.
Source: ontario.ca/laws/regulation/050567 · checked Oct 30, 2026
The agent cannot: … provide you with any services, opinions, or advice; do anything that would encourage you to rely on their knowledge, skill, or judgement; or encourage you to represent yourself or discourage you from working with another real estate agent or brokerage.In plain wordsThe other side’s agent may not give you services, opinions or advice, make you rely on their judgement, push you to stay self-represented, or talk you out of hiring another agent.
Source: reco.on.ca/consumers/know-the-risks-of-representing-yourself/ · checked Oct 30, 2026
Common questions
If I go straight to the listing agent, can I get a lower price?
There is no guarantee. The seller’s agent represents the seller, cannot advise you on price, and any help they give is for the seller. Money the seller agreed to pay a buyer’s brokerage does not automatically come back to you. The price is a separate negotiation.
Is a self-represented party the same as the old "customer"?
No. The customer relationship was removed from the law on December 1, 2023. A customer received limited services; a self-represented party receives no services, opinions or advice at all. RECO is explicit about this.
Can the listing agent still show me the home?
Yes, if showing the home is a service to the seller (their client). But first they must give you the RECO Information Guide and the self-represented party disclosure form and explain them, and during the showing they still cannot give you advice or opinions.
If I sign the form, am I giving up my rights?
No. Your signature only confirms that you received the information. The agent must make best efforts to get it, but you can still proceed as a self-represented party without signing. You can also change your mind at any time and hire an agent to become a client.
What should I not tell the other side’s agent?
Your reasons for buying (or selling), the most you would pay or the least you would accept, and your preferred terms. The other side’s agent has a duty to pass what you say to their client.
If I buy without an agent, is a lawyer enough?
You will need a real estate lawyer for closing anyway. But a lawyer does not analyse the market, find homes or negotiate for you. RECO recommends independent professional advice before proceeding self-represented, and you can sign a representation agreement with an agent at any point if you need one.
Guides that use this term
Sources checked
- Trust in Real Estate Services Act, 2002, s. 1 (e-Laws) · checked Oct 30, 2026
- O. Reg. 567/05: General (TRESA regulation) — ss. 1 (5), 1 (6), 13.1, 13.3.1 · checked Oct 30, 2026
- RECO Bulletin 2.4 Dealing with a self-represented party · checked Oct 30, 2026
- RECO Bulletin 2.6 Customer relationships not permitted · checked Oct 30, 2026
- RECO Bulletin 2.7 Implied representation agreements · checked Oct 30, 2026
- RECO Bulletin 3.2 Multiple representation · checked Oct 30, 2026
- RECO Bulletin 6.2 Remuneration clause in an agreement of purchase and sale · checked Oct 30, 2026
- RECO, Know the risks of representing yourself (consumer page) · checked Oct 30, 2026
- RECO Information Guide (Residential, content version December 1, 2023) PDF · checked Oct 30, 2026