Buyer’s agents are becoming a normal part of how Australians buy property — but the industry isn’t uniform. Fee structures, independence, licensing, and actual service levels vary wildly, and most buyers don’t know what to probe for until after they’ve signed. Here are 20 questions worth asking before you commit, grouped by what they actually reveal.

Independence and conflicts of interest

1. Are you paid by me, or by anyone else in this transaction? Some operators take referral fees or kickbacks from developers, mortgage brokers, or conveyancers they recommend — which quietly compromises the independence you’re paying for.

2. Do you also sell property, or only buy? A buyer’s agent who’s also a sellers’ agent has a structural conflict of interest — they may be more inclined to move you toward stock they or their network are trying to sell.

3. Is your fee fixed, or commission based? A percentage-based fee can subtly reward a higher purchase price — the opposite of what you actually want your agent optimising for. A fixed fee removes that misalignment.

Track record and credentials

4. What’s your track record — and can you show me, not just tell me? Anyone can claim a high success rate. Ask for specifics: how many clients in the last 12 months, average time to find a property, and verifiable reviews or case studies.

5. What licences and professional memberships do you hold? In Australia, buyer’s agents should hold a real estate licence in the relevant state, and ideally sit within recognised industry bodies that hold members to a code of conduct.

6. Are you licensed in every state you operate in, and did you get that licence through the standard process — or via a shortcut/reciprocity route? If an agency operates across multiple states, this matters. Licensing standards and pathways differ state to state, and a shortcut route can mean lighter local vetting.

7. Are you a member of REIV or REBAA? REIV is the peak body for real estate practitioners in VIC state. REBAA is Australia’s peak body for buyer’s agents — membership requires meeting strict entry criteria and being endorsed by two existing members. If they aren’t a member of either, it’s worth asking why not.

8. Do you carry professional indemnity insurance, and for how much? This is close to non-negotiable. Most reputable agents carry meaningful cover — you’re trusting someone with one of the largest financial decisions you’ll make.

9. How many years have you worked specifically as a buyer’s agent? General real estate experience isn’t the same as dedicated buyer-side experience. Ask how long they’ve worked as a buyer’s agent, not just in the industry broadly.

10. Given the rise of inexperienced operators entering this industry, what formal education or specialist buyer agent training do you have beyond your real estate licence? The industry’s low barrier to entry means a real estate licence alone doesn’t guarantee competence. Specialist training and continuing education are a meaningful differentiator.

How they actually work

11. Will you personally handle my search, or is it handed to a junior team member? Some larger agencies sign you up with a senior, experienced face and then delegate the actual search and negotiation to junior staff.

12. How many clients do you work with at once? A caseload spread too thin limits how much attention any one buyer actually gets.

13. Will you help me on properties I find myself, or only ones you source? Some buyer’s agents only want to run their own search and won’t evaluate or negotiate on a property you’ve found independently.

14. What does the process actually look like, week to week? Ask for the real process: initial brief, search cadence, shortlisting, inspections, and negotiation or bidding.

15. How do you actually source off-market properties, and how often does it happen? This separates agents with genuine agent and vendor networks from those relying purely on public listings.

16. How local are you, really — do you buy in this specific area yourself or send someone? Especially relevant for regional or interstate purchases — a name on the letterhead isn’t the same as someone who actually knows the street.

Judgement and honesty

17. What happens if you can’t find me anything suitable? Fee structures differ — some charge a large non-refundable retainer regardless of outcome, others tie more of the fee to actually securing a property.

18. How do you evaluate a property? A good buyer’s agent applies real due diligence — growth drivers, comparable sales, structural and strata checks, zoning, rental demand — not just curb appeal.

19. What happens if we disagree on a property — do you push back, or just do what I say? This gets at whether they’ll give honest counsel under pressure, not just execute orders.

20. Can you walk me through a deal that didn’t go to plan, and what you did about it? No agent gets it right every time. How an agent handles failure often reveals more than their highlight reel.

The bottom line: a buyer’s agent should be working for one person only — you. If any answer to these questions leaves you unsure whose interests are actually being served, that’s worth taking seriously before you sign anything.