What is required if I am operating as a transaction broker vs a single agent?
Short answer: Your transaction file must clearly document your agency role and include the correct disclosure forms for whether you operated as a transaction broker or a single agent.
Florida law recognizes different brokerage relationships, and your transaction file must reflect which role you operated under during the transaction. The required documentation depends on whether you acted as a transaction broker or as a single agent.
Requirements when operating as a transaction broker
Transaction brokerage is the default relationship in Florida unless another relationship is established in writing. When operating as a transaction broker, your transaction file must include the transaction broker disclosure and documentation showing that the parties acknowledged this role where required. The file must also include the executed contract, all amendments and addenda, required disclosures, and the closing statement.
Requirements when operating as a single agent
A single agent relationship is not the default and must be established in writing. When operating as a single agent, your transaction file must include a fully executed single agent disclosure or agreement confirming the relationship, written consent from the represented party, and all documents reflecting the heightened fiduciary duties associated with single agency. Any transition from single agent to transaction broker must be documented with written consent in the file.
Why agency documentation matters
Agency role determines your duties, obligations, and disclosure requirements. If your transaction file does not clearly show which relationship applied, it can create compliance issues during broker review, audits, or regulatory inquiries. Files should make it immediately clear how you were representing the parties throughout the transaction.
Common mistakes
Agents sometimes forget to upload the executed agency disclosure, fail to document a transition between agency roles, or include conflicting agency documents in the same file. These issues can be avoided by ensuring your file reflects only the agency relationship that actually applied.
Rule of thumb
If your role as a transaction broker or single agent affected your duties, disclosures, or authority in the transaction, the corresponding disclosure must be included in the transaction file.
Compliance reference
This guidance is based on Florida Statute § 475.5015 and Easy Realty’s internal compliance standards, including agency disclosure and record retention requirements.