The controlling state rule is straightforward. Virginia Code § 54.1-2132 says that a licensee engaged by a buyer must enter into a brokerage agreement with the prospective buyer before showing property to that buyer.

Virginia uses the broader legal term brokerage agreement. In everyday real-estate language, buyers commonly hear “buyer representation agreement” or “buyer-broker agreement.” The important point is not the label. It is that a written agreement establishes the buyer-side brokerage relationship before the showing.

That rule should not be stretched into “everyone must sign before entering any Virginia home.” Virginia Code § 54.1-2131(G) separately says a licensee engaged by a seller does not have to enter into a buyer brokerage agreement with a prospective buyer merely to show the seller’s property when the showing is being conducted under the seller’s brokerage agreement.

What matters is the relationship. At the seller’s open house, the listing agent represents the seller. If you have a substantive discussion about a specific property and you are unrepresented, Virginia Code § 54.1-2138 requires disclosure of the brokerage relationship the licensee has with the other party.

So an open house can give you access without creating buyer representation. It does not turn the listing agent into your advocate simply because you spoke with them or toured the property.

Yes. Virginia law allows a seller-engaged licensee to show the seller’s property to a prospective buyer without first entering into a buyer brokerage agreement with that buyer, as long as the showing is conducted under the seller’s brokerage agreement. That is the seller-agent exception in § 54.1-2131(G).

The important difference is representation. A listing agent can provide access and certain assistance while still representing the seller. Virginia law says those ministerial acts do not, by themselves, create a brokerage relationship with the buyer.

If the relationship later changes and the same licensee or brokerage would represent both sides, Virginia’s dual-agency and dual-representation rules require written consent after disclosure of the consequences. A listing agent does not silently become your buyer’s agent because they showed you the property.

Virginia law requires a written buyer-side brokerage agreement before a buyer’s agent shows you property, but it does not say every agreement must be exclusive or last for one fixed period. The actual form and options offered by a brokerage can vary.

Virginia Code § 54.1-2137 requires brokerage agreements to be in writing and to have a definite termination date. If an agreement fails to state a definite termination date, the statute supplies a 90-day fallback. That does not mean Virginia requires buyers to sign a 90-day agreement.

NAR’s consumer guide says buyers can negotiate aspects such as services, agreement length, and compensation. Still, do not assume a brokerage offers a one-day, one-property, non-exclusive, or easy-cancel option. Ask what the specific agreement says before you sign.

There is no fixed buyer-agent commission for Virginia or Northern Virginia. NAR’s current guidance states that compensation is negotiable. Virginia law requires the brokerage agreement to state the brokerage fees and how and when they are paid.

Your agreement is the starting point for understanding your obligation. Depending on the transaction, a buyer can request or negotiate for the seller or listing side to contribute toward buyer-agent compensation, but that contribution is not automatic or guaranteed.

The same Virginia framework applies whether you are looking in Reston, Fairfax County, Loudoun County, Arlington, Alexandria, Prince William County, or another Northern Virginia community. If your own buyer’s agent is taking you through a private showing, expect the agreement conversation to happen before the tour.

That conversation should give you a chance to understand the agreement before you sign it. Best Reston Agent’s current buyer FAQ says buyer-agent compensation is explained for the buyer’s specific situation before a buyer representation agreement is signed. If you are a first-time buyer, the Northern Virginia first-time homebuyer resource can also help you understand the broader buying process.

If you want your own representation for private tours, review Best Reston Agent’s buyer services and ask about the agreement’s scope, term, services, compensation, and agency relationship before the first showing is scheduled.