Do I have to sign a buyer agreement before seeing homes in Texas?
Yes. As of January 1, 2026, Texas law (SB 1968) requires agents to enter into a written agreement with a buyer before showing any home — including the very first showing. You have two options: a full buyer representation agreement (typically exclusive) or a short-term showing agreement (non-exclusive, capped at 14 days). Every agreement must include the agent's specific compensation terms, a termination date, and a conspicuous disclosure that broker compensation is negotiable and not set by law.
By Cindy Dunnican | July 13, 2026
If you've started your home search in 2026 and an agent handed you paperwork before you even pulled up to your first showing, you weren't being sold something. That's now the law in Texas.
Senate Bill 1968 changed the rules for how buyers and agents work together — and if you're shopping for a home in Rockwall, Rowlett, Garland, Wylie, or anywhere in Northeast Dallas, here's what you need to understand before you sign anything.
What SB 1968 Actually Changed
Before January 1, 2026, the common practice in Texas was simple: an agent would show you homes, you'd decide if you liked them, and the paperwork would come later. Buyers could tour a dozen properties with an agent without ever signing anything.
That's no longer allowed.
Under SB 1968, a license holder must have a written agreement with a buyer before taking any substantive action on their behalf — including showing a home. The intent behind the law is straightforward: buyers should know from the start what their agent is doing for them, what they'll be paid, and what kind of relationship you're entering.
In practice, this means the very first time you ask an agent to show you a property, they'll ask you to sign something first.
The Two Agreements You'll Encounter
You're not locked into one option. Texas law recognizes two types of written agreements:
1. Full Buyer Representation Agreement
This is the standard agreement most buyers sign when they're working with a specific agent. It sets up a formal client relationship, typically exclusive — meaning you're agreeing to work with that agent and their brokerage for a defined period of time, within a defined geographic area or property type.
What it covers:
- The services your agent will provide
- The compensation the agent or brokerage expects to receive
- Whether the agreement is exclusive or non-exclusive
- A termination date
- A clear disclosure that broker compensation is negotiable and not set by any government body or MLS
This is the agreement you'd sign when you've found an agent you want to work with and you're ready to get serious about your search.
2. Showing Agreement (Non-Representation)
A showing agreement is a shorter document designed for a single showing or a brief window of time — with a maximum of 14 days under the law. It does not create a full representation relationship and does not obligate you to work with that agent going forward.
This is the option if you're early in your search, you're not ready to commit to an agent, or you just want to see one home without signing a full contract.
One important note: a showing agreement is still a legal document with compensation terms. Those terms must be specific — not "to be determined." Read them carefully.
What Has to Be in Every Agreement
Whether you're signing a full representation agreement or a short-term showing agreement, the law requires that it include:
- Specific compensation terms — exact amounts or percentages, not vague language like "to be negotiated later"
- A termination date — it cannot be open-ended
- Exclusive or non-exclusive status — you need to know whether you're committed to one agent
- A clear disclosure that broker compensation is not set by law and is fully negotiable
That last point matters. Compensation in Texas real estate is negotiable — always has been, and SB 1968 makes sure that's spelled out in writing before you sign anything.
What Happens If You Don't Want to Sign
If you decline to sign any written agreement, the agent cannot legally show you the property. That's a hard stop — it applies regardless of whether it's a private listing, a new construction model home, or an open house facilitated by an agent.
If you're not ready to sign a full representation agreement, the shorter showing agreement is almost always a reasonable middle ground. It gives you access to the home without creating an ongoing obligation.
The only scenario where you can view a home without any written agreement is an open house with no agent facilitation — where you're walking through on your own and no agent is actively representing you in that moment.
Can You Work With More Than One Agent?
If you sign a non-exclusive agreement (or a short-term showing agreement), yes — you can work with multiple agents. There's no obligation to stick with one.
If you sign an exclusive buyer representation agreement, you're agreeing to work with that agent and brokerage for the duration of the contract within the specified area. In that case, you'd need to either wait until the agreement expires or ask the broker to release you before working with someone else.
TREC does not have the authority to require a broker to release you from an exclusive agreement — if a broker refuses and you believe you have grounds to terminate, that's a matter for a private attorney.
The practical takeaway: read the exclusivity terms before you sign, and don't commit to an exclusive agreement with an agent you've just met.
What This Means for Your Search in Rockwall and Northeast Dallas
If you're actively looking in Rockwall County, Rowlett, Garland, Wylie, or the surrounding communities, expect this conversation to happen at your very first showing.
It's not a negotiating tactic. It's not a pressure play. It's a legal requirement — and a good agent will walk you through exactly what you're signing, what they're committing to do for you, and what they expect to be paid.
The agreement is also a useful filter. An agent who can't clearly explain their compensation structure or who seems uncomfortable answering your questions about the agreement is probably not the agent you want negotiating your biggest financial transaction anyway.
What to ask before you sign:
- What specific services does this agreement cover?
- What is your compensation, and how is it determined?
- Is this exclusive? For what time period and geographic area?
- What if I find a home on my own — how does that work?
- Under what conditions can either of us terminate?
Those are fair questions. Any experienced agent should welcome them.
A Quick Note on Compensation
One of the larger changes brought by the NAR settlement and reinforced by SB 1968 is that buyer's agent compensation is no longer embedded invisibly in the transaction. It has to be disclosed upfront, in writing, before you see a single home.
In most transactions in North Texas, sellers continue to offer compensation to the buyer's agent through the listing — but that's not guaranteed, and it's negotiated deal by deal. Your agent should explain exactly how their compensation will be handled in the properties you're likely to tour.
This is actually a healthy development for buyers. You know what you're agreeing to from the start, rather than finding out at closing.
Frequently Asked Questions
Do I have to sign a buyer representation agreement before seeing homes in Texas?
Yes. As of January 1, 2026, Texas law (SB 1968) requires a written agreement between the buyer and agent before any home showing. You can sign a full representation agreement or a shorter, non-exclusive showing agreement limited to 14 days — but some written agreement is required.
What is the difference between a buyer representation agreement and a showing agreement?
A buyer representation agreement sets up a formal, typically exclusive client relationship for an extended search period. A showing agreement is a short-term, non-exclusive document covering a single showing or up to 14 days. Both must include specific compensation terms and a termination date.
Can I work with multiple agents at the same time in Texas?
It depends on your agreement. If you signed a non-exclusive or short-term showing agreement, you're free to work with other agents. If you signed an exclusive representation agreement, you're committed to that broker for the contract period in the specified area — you'd need to request a release to work with someone else.
What does a buyer representation agreement have to include under SB 1968?
Every agreement must include: the services the agent will provide, specific compensation terms (not "to be determined"), a termination date, exclusive or non-exclusive status, and a clear disclosure that broker compensation is negotiable and not set by law.
Can I cancel a buyer representation agreement in Texas?
You can request a release from your broker, and many will agree if the relationship isn't working. However, TREC cannot compel a broker to release you from a valid agreement. If your broker refuses and you believe you have grounds to terminate, you'll need to consult a private attorney.
The buyer representation agreement isn't a hurdle — it's a starting point for an honest working relationship. The agent who's transparent about this process from day one is likely the same agent who'll be straight with you throughout your search, your negotiations, and all the way to the closing table.
If you're starting your home search in Rockwall, Rowlett, Garland, or anywhere in Northeast Dallas and want to understand exactly how Cory and I work — and what we commit to doing for every buyer we represent — you can download our free guide here: 90 Ways We Serve Buyers. It walks through every step we handle from your first showing through closing day.
About Cindy Dunnican
Cindy Dunnican is the managing partner of The Dunnican Team at Coldwell Banker Apex, Realtors, serving the Northeast Dallas suburbs, Rockwall County, and the surrounding North Texas communities. Alongside her husband and business partner, Cory, she helps buyers and sellers navigate move-up purchases, downsizing, relocation, new construction, and luxury lake and golf course properties. Connect with The Dunnican Team at thedunnicanteam.com.
Related Posts
- "The Texas Option Period: What Rockwall and DFW Buyers Need to Know"
- "What to Do When the Appraisal Comes In Low: A Texas Buyer's Guide"
- "HOA Resale Certificate in Texas: What Every Buyer Needs to Know"
