If you are buying a home and working with an agent, you will probably be asked to sign something before your first tour. In Florida, one version of that paperwork is the Florida Realtors Showing Agreement, form SA-5. It is only two pages, but it commits you to things, so it is worth knowing what it says before you put your name on it.

Here is the short version. For the full section-by-section breakdown, see the Florida Showing Agreement guide.

A date vs. a marriage

I think of the showing agreement as going on a date, and the buyer broker agreement as a marriage. The showing agreement is short, specific and tied to a set period of time and the homes we are touring. It lets us see how we work together. The buyer broker agreement is a broader, longer commitment you make once you know you want me to represent you. That is why we always start with the showing agreement.

What the agreement does

You and a brokerage agree that, for a set period of time, if you become interested in buying or leasing any of the properties listed on the form, you will use that brokerage's services. The brokerage agrees to show you those homes and help you negotiate and close. If you sign a contract on one of the listed properties during that period, the agreement extends through closing.

The parts to read closely

  • The dates. The agreement runs from a start date to 11:59 p.m. on an end date you fill in. A shorter window gives you more flexibility.
  • The property list. The agreement applies to the properties written in section 2, so make sure the list matches the homes you are actually touring.
  • Compensation. The brokerage's fee can be written in as a flat amount or a percentage for a purchase, and as a flat amount, a percentage or months' rent for a lease. The form itself says commissions are not set by law and are fully negotiable, and that the broker cannot receive more than you agreed to from any source. If the broker receives compensation from the owner or the owner's broker for services to you, it reduces what you owe.
  • Your obligations. Section 4 asks you to cooperate, give accurate information, and make a good faith effort to close. It also includes an agreement to indemnify the broker for losses caused by your negligence, misrepresentations or default on an agreement. Ask your agent to explain it.
  • The retainer. There is a line for a non-refundable retainer, earned when you sign. If a number is written there, find out what it covers.
  • Disputes. Florida law governs, disputes start with mediation, and the prevailing party in court recovers reasonable attorney's fees unless you both initial for binding arbitration.

Why you are being asked to sign

Since the 2024 changes to National Association of Realtors rules, agents who work with buyers are generally expected to have a written agreement in place before touring a home with them. That is why you are being handed one early in the process.

Before you sign

Ask what the compensation is and who is expected to pay it, what happens if the seller offers less than the agreed fee, and what happens if you decide to stop working with the agent. The standard form does not appear to include an early-termination clause, so any exit terms you want need to be written into the additional terms section. If anything is unclear, have a Florida-licensed real estate attorney look at it.

If you are thinking about buying in Fort Lauderdale or the surrounding area, I am happy to go through the form with you before we tour anything. Call or text me at (954) 982-8180, or email bryan.gold@compass.com.

Read the full Florida Showing Agreement guide

This post is general information and is not legal advice. Forms and brokerage practices vary, so rely on the exact document you are asked to sign. Bryan Gold, REALTOR®, Compass Florida, LLC.