If you are buying or selling a home in Dallas–Fort Worth, one of the first documents you will see is the Information About Brokerage Services, usually called the IABS. It is published by the Texas Real Estate Commission (TREC), and a new version became effective and required for use beginning January 1, 2026.
What the IABS is
The IABS is a plain-language notice, not a contract. It explains who a real estate license holder can represent and what duties a broker owes. TREC describes it as covering license holder types, brokers' legally required duties, the ways a broker can represent you, and contact information for the broker and agent.
When you should receive it
Texas law requires license holders to provide the IABS at the time of the first substantive communication with a party about a proposed transaction involving specific real property. Brokers must also link to the form on their website homepage, labeled "Texas Real Estate Commission Information About Brokerage Services". You will find ours in the footer of every page.
TREC lists a few exceptions. The form is not required for a residential lease of less than one year when a sale is not being considered, when you are already known to be represented by another license holder, or for a conversation at an open house about that same property.
The ways a brokerage can represent you
- Seller (owner) representation: the broker works for the seller under a listing agreement.
- Buyer (tenant) representation: the broker works for the buyer under a written buyer representation agreement.
- Intermediary: the same brokerage represents both the buyer and the seller in one transaction, with written consent from both.
- Subagent: an agent who works for the seller's broker to find a buyer, while still representing the seller.
How intermediary works in Texas
According to TREC, before a brokerage can act as intermediary, both buyer and seller must have received the IABS at first substantive communication, the seller must authorize intermediary in the listing agreement, and the buyer must authorize it in the buyer representation agreement. Those agreements must spell out the conduct the broker is prohibited from in bold or underlined print. For example, the broker may not disclose that the seller will accept less than the list price unless authorized in writing.
Questions to ask your agent
- Will you represent me as my agent, and what will our written agreement say about term, services and compensation?
- If I'm interested in a home your brokerage lists, how will intermediary work, and will a different agent be appointed to me?
- Who is your sponsoring broker, and how can I reach them?
Working with Texas DFW Real Estate
We walk every client through the IABS at our first conversation and put representation terms in writing before we show homes. If you are starting a search in Dallas–Fort Worth, use our home page to search by commute, or call to set up a short consultation.
Frequently asked questions
Is signing the IABS the same as hiring an agent?
No. The IABS is an informational notice published by TREC. Representation is created by a separate written agreement, such as a listing agreement or buyer representation agreement.
When did the new Texas IABS form take effect?
TREC says the new IABS form became effective and required for use beginning January 1, 2026.
Do I get an IABS at an open house?
TREC says the IABS is not required for a conversation at an open house that concerns that same property. You should receive it at the first substantive communication about a proposed transaction.
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