There are vast differences between the scope of services a Seller's or Dual Agent can legally offer to a buyer in a real estate transaction than the wide array of services Exclusive Buyer's Agents can offer.

It's important to note: Just because a realtor offers to show you some properties (or offers to "work with you" in finding the right home...), it doesn't qualify them as your agent, friend, nor ally in this process! There's a world of difference between working with an agent than retaining one who'll pledge to work exclusively for you... and that difference typically translates into thousands of dollars saved by the buyer during the home buying process.

The following definitions will help you to decipher who the players are in the world of real estate:

EBA - EXCLUSIVE BUYER AGENT

• works for a real estate brokerage that never sells properties (i.e., "take listings") of any kind, thereby pledging to work solely on the behalf of the buyer. EBA's are the only agents who can legally guarantee full and uncompromising representation to their buyer clients.

SA - SELLER'S AGENT

• also known as "listing agent". Typically, this is the agent whose name is on the "For Sale" sign. Legally obligated to represent the seller's interests only. Duty is to get the highest price and best terms for the seller, maintain seller's confidentiality and disclose all known information about prospective buyers. Legally, the seller is this agent's "client", buyers are merely "customers".

BA - BUYER AGENT

• an agent retained by the buyer to represent the buyer's interests, but one who typically works for a brokerage that also actively sells/lists properties. Buyer representation by this agent requires full consent by all parties prior to he commencement of any and all activities. Duties include: locating the right home for the buyer; negotiating on buyers' behalf for best price and terms; maintaining buyer's confidentiality, and; disclosing all known information about the seller AND THE HOME to the buyer. Legally, in this instance the buyer is, indeed, the agent's "client" and sellers are "customers", but potential conflicts of interest abound. There is nothing preventing this agent from steering the buyer into purchasing homes listed within their brokerage's inventory.

DA - DUAL AGENT

• whenever the agents for the seller and the buyer work for the same real estate company, or "broker", they BOTH become DUAL AGENTS. Neither buyer nor seller are fully represented. "Designated agency" is a form of dual agency. Liken this to attorneys not representing both sides in the same court case - when they work with both sides they are conducting "mediation" - helping the parties reach their own agreements, but not going to bat for either one.

The table below illustrates some of the many advantages in retaining an exclusive Buyer's Agent to assist you -- the buyer client -- during a typical home sale.

Services and Duties Provided	Seller's or Dual Agent	Exclusive Buyer's  Agent
Arrange property showings	*	*
Assist with financing	*	*
Provide accurate information	*	*
Explain forms and agreement’s	*	*
Monitor closing	*	*
Prepare a property value study		*
Keep your bargaining and financial position confidential		*
Promote and protect your best interests & advise you		*
Negotiate the best price and terms on your behalf		*
Point out reasons not to buy		*
Pass on information that may enhance your bargaining position		*
Assist in writing the offer with your best interests in mind		*
Exposure to entire market; both listed & unlisted properties		*
Provide anonymity, if needed		*
Research the seller & property		*