Introduction
Touring a home in Lubbock County used to be simple: call an agent, pick a time, walk through the house. That's changed.
Texas now generally requires a written agreement before a real estate license holder shows you a residential property, or before they present an offer on your behalf if no showing happens first.
Signing something upfront doesn't mean agreeing to unknown terms. A proper agreement spells out the services you'll get, how long it lasts, whether you're represented, and how the agent gets paid.
This guide covers the Texas requirements, showing-only arrangements, what's negotiable, how termination works, and what to check before you sign. It's general information, not legal advice.
Key Takeaways
- Texas buyers need a written agreement before showings or before any offer with no showing
- Negotiate compensation, duration, service scope, and exclusivity in writing
- Full representation includes advice and negotiation; showing-only agreements do not
- Read the termination clause closely and ask questions before you sign
- Consult a Texas real estate attorney for disputes or unusual situations
What Texas law requires before a residential showing
Texas Occupations Code Section 1101.563 now requires a written agreement before a license holder shows residential property to a prospective buyer. If no property is shown, the agreement must be in place before the agent presents a purchase offer on the buyer's behalf.
According to TREC's 2026 guidance, this requirement, along with the related non-representation rules under Section 1101.562, took effect January 1, 2026.
There are two paths that satisfy this rule:
- A representation agreement that establishes an agency relationship between you and the brokerage
- A non-representation (showing-only) agreement that meets specific statutory limits
What a non-representation showing arrangement cannot include
A license holder operating under a qualifying non-representation agreement cannot:
- Offer opinions or advice about the property or the transaction
- Provide other brokerage services beyond the showing itself
- Already be acting as your agent, formally or informally
They can still tell you factual details like size, price, and listed terms. That's information, not advice, and the distinction matters.
The IABS form isn't a substitute
Texas license holders must also provide the Information About Brokerage Services (IABS) notice at first substantive contact about a specific property. It's an informational disclosure explaining agency roles.
It does not create any obligation to use that broker's services, and receiving it is not the same as signing the required written agreement.
Open houses work a little differently
If you're wandering through a public open house hosted by the listing broker's own office, that host generally doesn't need an IABS notice or a written agreement with you. The moment you ask for private guidance or representation, different rules kick in.
What a Texas buyer representation agreement covers
A buyer representation agreement is a contract between you and a brokerage (not just the individual agent) that spells out the relationship, services, timeline, and compensation. There's no single TREC-issued form for this. Texas REALTORS publishes commonly used versions, including the long-form and short-form Buyer/Tenant Representation Agreements.
Before signing, review these elements:
| Element | What to check |
|---|---|
| Parties | Confirm the brokerage name, not just the agent's |
| Market area | Address, neighborhood, or county covered |
| Term | Clear start and end dates |
| Services | Full representation vs. showing-only |
| Exclusivity | Exclusive or non-exclusive relationship |
| Compensation | Amount, method, and negotiability disclosure |
| Intermediary status | What happens if the brokerage also represents the seller |
What full-service representation includes
A full-service agreement typically includes:
- Searching listings and coordinating showings
- Drafting and negotiating offers
- Advising on contract terms and contingencies
- Coordinating the transaction through closing
Confirm with your agent which of these the specific form you're signing actually covers. Not every agreement includes every item.
Compensation and term language matter
Texas law requires the agreement to disclose that broker compensation is not set by law and is fully negotiable. It should state an objectively verifiable amount or method, not a vague placeholder.
Pay close attention to termination language too. Ask:
- Can I request an early release?
- Does an amendment need to be in writing?
- Do any obligations survive after the agreement ends?
Intermediary status is another clause to review carefully. If the brokerage also represents the seller in your transaction, intermediary rules apply. That arrangement requires written consent from both parties and specific disclosures about how the brokerage will handle both sides.
Showing-only and other agreement options
Not every buyer wants or needs full representation right away. Texas REALTORS' Unrepresented Customer Showing Form (TXR 1508) covers situations where showing the home is the only service provided, with no agency relationship formed.
Statutory limits on non-representation agreements
A qualifying showing-only agreement must be:
- Non-exclusive: you're not locked into working with that one license holder
- Capped at 14 days from the date you sign it, according to TREC's 2026 guidance
- Free of advice or opinions about the property or transaction
If you later decide you want an offer drafted or negotiation help, the showing-only agreement won't cover that. You'll need a new or amended agreement before the agent can provide those services.
A terminology trap worth knowing
Here's where things get confusing: Texas REALTORS' short-form agreement (TXR 1507) offers both "Full Services" and "Showing Services" options, but both establish representation and fiduciary duties. That's different from TXR 1508, which involves no representation at all.
According to Texas REALTORS' guidance on the short-form agreement, the label alone won't tell you whether you're represented. Ask directly: "Does this agreement make you my agent?"
Which option fits your situation
People sometimes ask about "three types" of buyer agreements. Terminology varies by brokerage, but useful categories include:
- Full-service representation: ongoing guidance, negotiation, and advice
- Limited or showing-only services: access to properties without advice
- Exclusive vs. non-exclusive: whether you're committed to one brokerage
Picture a buyer who's just curious about one specific listing and doesn't need ongoing help. Showing-only access might make sense there. But a buyer navigating Lubbock County's competitive neighborhoods, comparing new construction against resale homes, or negotiating repairs after inspection usually benefits from full representation.
How Lubbock County buyers can review and manage the agreement
Before you sign anything, run through this checklist:
- What exact services are included?
- What market area or properties does it cover?
- What's the start date and termination date?
- Is it exclusive or non-exclusive?
- How is compensation calculated, and who pays it?
- What's the cancellation process?
- Who at the brokerage is authorized to act on my behalf?
Questions worth asking your agent directly
- What happens if the seller doesn't offer compensation to my agent?
- Could I end up owing a fee out of pocket?
- Can this agreement be amended if my search changes?
Getting out of a buyer representation agreement
Start with the termination clause in your contract. If it allows an early exit, request a written release or amendment from the broker. The Texas REALTORS® termination form (TXR 1503) requires signatures from both parties, so simply going quiet on your agent doesn't end the contract.
Watch for provisions covering:
- Homes you've already viewed through that agent
- Properties purchased shortly after termination
- Fees or obligations that survive cancellation
If a dispute arises, a Texas real estate attorney can review the specific language and advise you on your options.
Updating the agreement as your search evolves
Plans change. Maybe you add a co-buyer, expand your search area, or decide showing-only access isn't enough. Any of these should be handled through a written amendment, not a verbal understanding.
Before you sign a buyer representation agreement, talk through the scope, services, and process with a qualified Lubbock County agent. Stone River Realty walks buyers through exactly what's included before asking for a signature.
Why local guidance matters when buying in Lubbock County
A signed agreement establishes the relationship. It doesn't replace the value of an agent who actually knows Lubbock County, its neighborhoods, and its pace of transactions.
Stone River Realty, founded and owned by Loya Harrison Cobb, has served Lubbock buyers and sellers since 1995. Cobb earned her broker's license in 1997 and holds the REALTOR® Institute (GRI) and Accredited Buyer's Representative (ABR) designations.
She's closed more than $30 million in transactions across the local market.
That kind of tenure matters when you're trying to:
- Understand which Lubbock County neighborhoods fit your budget and lifestyle
- Compare new construction against resale properties
- Navigate timelines specific to local lenders, inspectors, and title companies
- Tap into a professional network built over years, not months
Match the agreement to the agent
The written agreement should reflect what your agent actually promises to do. Before signing, ask your agent to walk through the contract line by line. If something doesn't make sense, say so.
Before you commit:
- Compare agents and their agreement terms
- Ask questions freely, even ones that feel basic
- Get independent legal advice if any clause is unclear or feels unusual
A good agent welcomes those questions rather than rushing you to sign.
Frequently Asked Questions
What is a buyer representation agreement?
It's a written contract between a residential buyer and a brokerage that outlines representation status, services, term, scope, and compensation. Always review the specific terms before signing, since forms vary by brokerage.
Does Texas require a buyer representation agreement?
Texas requires a written agreement before a license holder shows residential property, or before presenting an offer if no showing occurs. That agreement can be full representation or a qualifying showing-only arrangement.
How do you get out of a buyer representation agreement in Texas?
Review the termination clause first, then request a written release or amendment from the broker. Disputed situations may require advice from a Texas real estate attorney, since brokers aren't required to grant a release.
What are the three types of buyer's agreements?
Terminology varies, but buyers typically encounter full-service representation, limited or showing-only services, and exclusive versus non-exclusive arrangements. Focus on the actual services and obligations written into your specific agreement rather than the label on the form.
