Exclusive Buyer Representation Agreement — Connecticut Edition Template

Since the 2024 NAR settlement took effect, a written buyer representation agreement is no longer optional for most agents — MLS participants must have a written agreement with a buyer before touring a home, and that agreement must state the compensation the buyer's broker will receive, in an amount that is objectively ascertainable and not open-ended. This template is built for that new reality.

The Exclusive Buyer Representation Agreement establishes the brokerage as the buyer's exclusive agent for a defined term and geographic area, sets out the broker's fiduciary duties (loyalty, confidentiality, disclosure, obedience to lawful instruction, reasonable care, and accounting), and — most importantly — fixes the broker's compensation in writing: a flat fee, a percentage, or an hourly structure, with clear language on how seller-paid or listing-broker-paid amounts offset the buyer's obligation. It includes a protection period for properties introduced during the term, a retainer provision, dual agency/designated agency consent language, and clean termination mechanics.

This 5-page template includes the compensation disclosure language required under the settlement framework, plus a 50-state variation notes section covering states where buyer agency agreements have statutory content requirements (several states mandate specific disclosures, type-size requirements, or prohibit certain term lengths). Buyer agency itself is a creature of state agency and license law, so the notes flag where state forms or specific statutory language are mandatory. As with all templates in this library, it is a drafting starting point to review with your broker or attorney — not a guaranteed state-compliant form.

About this Connecticut Edition: Every template was redrafted around Connecticut's real estate licensing law (Conn. Gen. Stat. Chapter 392), with the listing, buyer-representation, and commission documents built to satisfy the written-agreement requirements of Conn. Gen. Stat. § 20-325a (names, addresses, price/terms, compensation, duration, signatures, and the commercial broker lien notice), agency disclosure under § 20-325d, disclosed dual agency under § 20-325g and designated agency under § 20-325i, the Residential Property Condition Disclosure Report requirement of § 20-327b (with the § 20-327c $500 credit for non-delivery — our disclosure is a supplement, never a replacement), the Connecticut statute of frauds (§ 52-550), and the Connecticut Uniform Electronic Transactions Act (§ 1-266 et seq.). Attorney-conducted closings, crumbling-foundation and oil-tank disclosure items, and Common Interest Ownership Act resale certificates are addressed in commentary.