Do I Have to Sign a Written Agreement with a Buyer's Agent Before Touring Homes in Pullman, Washington or Moscow, Idaho, and What Should It Say?

Expect to sign one, and expect the paperwork to differ by state. In Washington, RCW 18.86.020, as amended effective January 1, 2024, says a firm must enter into a written services agreement with a buyer before, or as soon as reasonably practical after, its broker begins providing brokerage services, and the buyer gets the pamphlet Real Estate Brokerage in Washington before signing. In Idaho, Idaho Code 54-2084 says a buyer is not represented by a brokerage unless the two agree in a separate written document, and 54-2085 says the licensee must hand over the Agency Disclosure Brochure at the first substantial business contact and have all agreements executed no later than preparation of a purchase and sale agreement. On top of state law, NAR's Written Buyer Agreements 101 page says that as of August 17, 2024 an MLS Participant working with a buyer must have a written agreement before touring a home, in person or by live virtual tour. Washington's agreement must state the term (60 days by default, with the option of a longer term), the appointed broker, exclusive or nonexclusive checkboxes, any consent to limited dual agency, the compensation terms, and whether the broker will show homes when no one else offers to pay. Idaho's must state definite beginning and expiration dates, the buyer's financial obligations if any, how any fee is paid, and dated signatures.

The context on the Palouse

Data as of November 6, 2026, from the Washington and Idaho Legislature pages, the Idaho Real Estate Commission's brochure, and NAR's Written Buyer Agreements 101 page. Washington. The bill page for SB 5191 (2023), Reforming the real estate agency law, shows the bill signed May 4, 2023 as Chapter 318, 2023 Laws, effective January 1, 2024. Under RCW 18.86.020(2)(a), the firm must enter into a services agreement with the buyer before, or as soon as reasonably practical after, the broker begins rendering services. Under 18.86.020(2)(b) it must include the term, with a default of 60 days for a buyer and the option of a longer term; the appointed broker; exclusive or nonexclusive, with checkboxes for the buyer; separately initialed consent, if given, to limited dual agency, with an acknowledgment that a limited dual agent may not advocate terms favorable to one principal to the detriment of the other; and consent, if given, to supervising brokers acting as limited dual agents. RCW 18.86.080(7) adds the compensation terms: the amount the buyer agrees to pay the firm, any consent to compensation sharing or to payment by more than one party, whether the broker agrees to show properties when no party or firm has offered to pay the firm, and any other agreements. RCW 18.86.030(1)(f) requires the pamphlet in RCW 18.86.120 before the buyer signs, with an acknowledgment of receipt. Idaho. Idaho Code 54-2084(1) says a buyer is not represented by a brokerage unless the two agree in a separate written document, and no representation may be created orally or by implication. Section 54-2085(1) requires the licensee to give the Agency Disclosure Brochure at the first substantial business contact and keep a signed, dated record of receipt. Under 54-2085(3), all necessary agreements must be executed no later than preparation of a purchase and sale agreement, and 54-2085(4) requires a Representation Confirmation in that agreement. The brochure, effective July 1, 2025 and headed This Is Not a Contract, says every consumer is owed customer duties, that a brokerage is not required to keep a customer's information confidential or promote the customer's interests, and that a buyer who wants those services must sign a Representation Agreement to become a client. Section 54-2050 requires a buyer representation agreement, exclusive or nonexclusive, to contain conspicuous and definite beginning and expiration dates, all financial obligations of the buyer if any, including fees or commissions, the manner in which any fee or commission will be paid, and dated signatures. National practice change. NAR's Written Buyer Agreements 101 page says that as of August 17, 2024, an MLS Participant working with a buyer must enter into a written agreement prior to touring a home, including in-person and live virtual tours. NAR policy does not dictate the type of relationship, the term, the services, or the type or amount of compensation.

Practical steps

1. Ask which state's paperwork applies before the first showing is scheduled. A Pullman or Whitman County home falls under chapter 18.86 RCW and a Washington services agreement. A Moscow or Latah County home falls under Idaho Code Title 54, Chapter 20 and an Idaho representation agreement.
2. Read the state handout first. RCW 18.86.030(1)(f) requires the Washington broker to give you the pamphlet Real Estate Brokerage in Washington before you sign. Idaho Code 54-2085(1) requires the licensee to give you the Agency Disclosure Brochure at the first substantial business contact, and the brochure says signing it only acknowledges receipt.
3. Expect a written agreement before touring. NAR's Written Buyer Agreements 101 page says that as of August 17, 2024 an MLS Participant working with a buyer must have a written agreement before touring a home, in person or by live virtual tour.
4. Check a Washington agreement for each item RCW 18.86.020(2)(b) and 18.86.080(7) require: the term (60 days by default, with the option of a longer term), the appointed broker, the exclusive or nonexclusive checkboxes, any separately initialed consent to limited dual agency, the compensation terms, and whether the broker agrees to show homes when no other party or firm offers to pay the firm.
5. Check an Idaho agreement for each item Idaho Code 54-2050(2) requires: conspicuous and definite beginning and expiration dates, all of your financial obligations if any, including fees or commissions, the manner in which any fee or commission will be paid, and dated signatures. Idaho Code 54-2050(5) requires the licensee to hand you a legible, signed, true copy at signing.
6. Decide between exclusive and nonexclusive. The Washington pamphlet in RCW 18.86.120 says exclusive means no agency relationship with another firm during the term, while nonexclusive allows several firms at once. Idaho Code 54-2050 applies the same required contents to both.
7. Look for the compensation language NAR's page says the agreement must carry: the amount or rate the MLS Participant will receive from any source or how it will be determined, objectively ascertainable and not open-ended, a statement that the MLS Participant may not receive more than that from any source, and conspicuous language that broker commissions are not set by law and are fully negotiable.
8. Know what you get once you sign. RCW 18.86.030 lists Washington duties that cannot be waived, and Idaho Code 54-2087 lists client duties, including confidentiality that continues after representation ends.
9. Take any question about what a specific agreement means for you to a licensed attorney. This summary reports statute and page text and is not legal advice.

Common mistakes

• Assuming Washington and Idaho use the same form and the same trigger. RCW 18.86.020 ties the Washington services agreement to the start of brokerage services, while Idaho Code 54-2085(3) sets the outside deadline at preparation of a purchase and sale agreement and 54-2084 says no representation exists without a separate written document.
• Treating the Idaho brochure signature as a contract. The brochure says it is not a contract and that signing only acknowledges receipt, and Idaho Code 54-2085(6) says neither the brochure nor the representation confirmation creates a brokerage relationship.
• Assuming an Idaho agent represents you because the agent is showing you homes. Idaho Code 54-2083 and 54-2084 say a buyer without a written representation agreement is a customer, and the brochure says a brokerage is not required to keep a customer's information confidential or promote a customer's interests.
• Accepting open-ended compensation language. NAR's page says the amount or rate must be objectively ascertainable and may not be open-ended, and gives as its example a clause setting buyer broker compensation at whatever the seller is offering.

Related questions

• What is the difference between an exclusive and a nonexclusive buyer agreement in Washington?
• What does the Idaho Agency Disclosure Brochure say about customers versus clients?
• What is limited dual agency in Washington and Idaho, and do I have to consent to it?
• What duties does a buyer's agent owe me under RCW 18.86.030 and Idaho Code 54-2087?
• What did the NAR settlement change about written buyer agreements on August 17, 2024?

A note on scope

This article is general information, not legal, tax, lending, insurance, inspection, or title advice. For those questions, work with the relevant licensed professional.

Next step

Jordan Vorderbrueggen can walk a buyer through the Washington services agreement or the Idaho representation agreement line by line before the first showing, and send the Washington pamphlet or the Idaho Agency Disclosure Brochure ahead of time. Call or text 509-288-0082. This page reports statute and page text as of November 6, 2026 and is not legal advice. You can also contact Jordan.

About the author

Jordan Vorderbrueggen writes about buying and selling homes in Pullman, Moscow, and across the Palouse with Woodbridge Real Estate. Hard to Spell, Tough to Beat.