What documents does a buyer need to sign when working with Easy Realty?
When representing a buyer, you should expect them to sign an agency disclosure, a transaction broker compensation agreement, the purchase agreement, and any required property-specific disclosures such as flood, HOA, or lead-based paint disclosures depending on the property.
When you are representing a buyer in Florida, there is a core set of documents that are required on almost every transaction, plus additional disclosures that depend on the specific property. At Easy Realty, we keep this clean, transparent, and compliant while also making sure compensation is clearly addressed upfront.
1. Agency Disclosure
This is always required.
The agency disclosure explains your brokerage relationship with the buyer. In your model, you are transitioning the relationship into a transaction broker relationship, which is the most common structure in Florida.
Key points this document covers: • You are providing limited representation
• No fiduciary duty beyond transaction broker obligations
• Both parties are treated honestly and fairly
This sets expectations early and keeps everything compliant with Florida law.
2. Transaction Broker Compensation Agreement
This is one of the most important documents in your workflow.
You created this to clearly explain: • How compensation works
• That you intend to request commission from the seller
• What happens if the seller does not offer compensation
Your structure is smart and defensible:
• Primary plan: commission is paid by the seller
• Backup plan: if the seller refuses, the buyer increases the purchase price
• Solution: the buyer requests a seller concession to cover the commission
This ensures: • Full transparency with the buyer
• No surprises later in the transaction
• A clear written agreement supporting how you get paid
This document protects both the agent and the buyer.
3. Purchase Agreement
This is the core contract in every transaction.
The purchase agreement includes: • Offer price
• Financing terms
• Inspection periods
• Closing timelines
• Any seller concessions (including commission offsets if needed)
This is where your compensation strategy is executed if the seller is not already offering commission.
4. Flood Disclosure
This is mandatory in Florida.
The flood disclosure informs the buyer: • Whether the property is located in a flood zone
• The potential risk of flooding
• Possible insurance requirements
This is not optional and must be signed as part of the transaction.
5. HOA or Condo Disclosures (If Applicable)
If the property is in a homeowners association or condominium, additional disclosures are required.
These typically include: • HOA governing documents
• Rules and restrictions
• Financial information
• Buyer right to review and cancel within a specified period
These disclosures are critical because they directly affect how the buyer can use the property.
6. Lead-Based Paint Disclosure (If Applicable)
This applies to properties built before 1978.
If the property qualifies, the buyer must receive and sign a lead-based paint disclosure that includes: • Known information about lead-based paint
• Any reports or records related to lead hazards
• A federally required warning statement
This is a federal requirement, not just Florida-specific.
How this all works together
In a typical Easy Realty buyer transaction, the flow looks like this:
- Buyer signs agency disclosure
- Buyer signs transaction broker compensation agreement
- Offer is written using the purchase agreement
- Required disclosures are added based on the property
Core documents: • Agency disclosure
• Compensation agreement
• Purchase agreement
Conditional documents: • Flood disclosure
• HOA/Condo disclosures
• Lead-based paint disclosure
Why this structure matters
This approach does three things extremely well:
• It keeps you compliant with Florida law
• It clearly documents how you get paid
• It eliminates confusion around commission in a post-NAR settlement world
Most agents skip step two and create problems later. By locking compensation in upfront and documenting the fallback strategy, you are protecting your business and creating a better experience for your buyer.
Key takeaway
Every buyer will sign the core documents. The disclosures depend on the property.
Your job is not just to get signatures. It is to control the structure of the transaction, protect your compensation, and make sure the buyer understands exactly what they are agreeing to at every step.