http://www.moneyville.ca/article/900279--why-a-buyer-s-real-estate-agent-matters-even-more?bn=1

Another thought provoking article by Mark Weisleder. As I have blogged about the competition bureau's ruling and subsequent agreement with CREA, the changes regarding MLS can and will have some adverse effects in buying and selling homes. Please see my previous blog here http://www.darrinmaltais.com/blog/p/selling-your-home-yourself . 

As Mr. Weisleder points out, a buying agent can help in many ways. In fact, they will use OREA agreement forms and suggest a home inspection etc... likely  severely reducing the possibility of lawsuits from lack of disclosure etc... 

Something to consider regarding if a seller will not cooperate with a buying agent to pay their commission. We'll use the same example used in the article. If a home is worth $200,000.00 and the buyer agrees to pay the buying agent's commission of 2.5% ( I changed that as it's the fee I use) If the seller will not cooperate, then that $5,000.00 commission will not be included in the purchase price. In that case, it's also not in the mortgage amount either. So if the buyers happen to be first time buyers, and don't have more than the 5% down to qualify for CMHC, then they will not be able to qualify for a mortgage as they no longer have enough for a downpayment.

So if you are selling privately, and do not want to cooperate with a buying agent then you lose a whole big chunk of the potential buyers for your home. Or even if you will cooperate (accept offers), but not agree to pay commission, you still handcuff potential buyers. 

Maybe I'm biased ( of course as I am a Realtor ) but if you are buying or selling a home, you really should consider all of your options. I do believe that hiring a Realtor® saves you money, not costs you money. Without a very accurate market value analysis, or a limited marketing plan, or for a buyer, an understanding of the area and the property itself, you are taking large risks with potentially the largest purchase of your life.