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Real Estate IABS Form

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REAL ESTATE INFORMATION ABOUT BROKERAGE SERVICES (IABS)

This form provides information about brokerage services and explains the different types of representation that may be available in a real estate transaction. The broker or license holder is required to provide this information to a potential client at first substantive communication. The form does not create an agency relationship by itself. Please review and acknowledge receipt.

Client Identification

Buyer / Tenant Seller / Landlord Other:

Property Identification

Broker / License Holder Information

Types of Brokerage Relationships

A broker may act in one or more of the following roles. Review each box for the broker's proposed role in this transaction and initial consent where required.

Seller's Agent — The broker represents the Seller/Landlord and owes fiduciary duties to that client, including loyalty, confidentiality of certain information, and advocacy in negotiating terms.

Buyer's Agent — The broker represents the Buyer/Tenant and owes fiduciary duties to that client, including loyalty, confidentiality of certain information, and advocacy in negotiating terms.

Subagent — The broker assists the Seller/Landlord when the broker is engaged by another broker representing the seller; the broker owes duties to the broker's client.

Intermediary — The broker may act as an intermediary when the broker has written consent from both parties to facilitate the transaction. An intermediary must treat the parties impartially and may not disclose confidential information without authorization.

No agency — Broker will act only as a facilitator or customer service provider and will not represent either party as an agent.

Intermediary and Designated Agents

If the broker acts as an intermediary, the broker may appoint associated license holders as designated agents to represent the Seller/Landlord and the Buyer/Tenant separately. Designation requires the consent of the parties.

I/We consent to the broker appointing designated agents as named above if intermediary status is elected.

Broker Duties and Limitations

Unless otherwise agreed in writing, a broker and the broker's license holder owe the following duties to a client: (1) to treat the client honestly and fairly; (2) to disclose material facts known by the license holder; (3) to safeguard trust funds and account for them; (4) to exercise reasonable skill and care in performing duties; and (5) to fulfill the obligations set out in any written agreement between the parties. Confidential information provided by a client will not be disclosed except as required by law or authorized in writing by the client.

Acknowledgment of Receipt

By signing below, I acknowledge that I have received a copy of this Information About Brokerage Services (IABS) form and that the broker has identified the types of brokerage relationships available and the broker's proposed role in the transaction as indicated above. I understand that execution of this form is acknowledgment of receipt only and does not, by itself, create an agency relationship.

Additional Disclosures

Material facts affecting the property that are known to the broker must be disclosed to prospective parties unless otherwise prohibited by law. Brokers must also disclose any conflicts of interest, including relationships or ownership interests that may affect performance.

Check applicable disclosures known to the broker at time of form delivery:

Lead-based paint hazard known

Mold or water intrusion condition known

Prior material damage or repairs known

Certifications and Client Instructions

The broker certifies that the information provided herein is true to the best of the broker's knowledge. The client may provide further instructions or limitations to representation in a separate written agreement with the broker.

Client:

By:

Date:

Broker / License Holder:

By:

Date:

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What the Real Estate IABS Form Is and when it applies

The Real Estate IABS Form (Information About Brokerage Services) is a consumer disclosure used to describe brokerage roles and options in residential and commercial real estate transactions, most commonly required in Texas under TREC rules. The form explains broker duties, the difference between seller, buyer, intermediary, and subagency relationships, and is intended to help consumers make an informed choice about representation before substantive negotiations begin.

Why accurate IABS completion matters

Providing a clear, timely IABS protects consumers and supports regulatory compliance by documenting when and how brokerage relationships were explained.

Why accurate IABS completion matters

Who prepares and receives the IABS form

Typical parties involved in creating, delivering, and signing the IABS are license-holding brokers, listing agents, buyer’s agents, and prospective clients.

  • Brokers and licensed agents — Provide the form at first substantive discussion and keep a copy for the brokerage file.
  • Buyers and sellers — Receive the disclosure to understand available representation options and broker duties.
  • Transaction coordinators/paralegals — Archive and track delivery timestamps and signed acknowledgements for compliance.

Retain evidence of delivery and any signed acknowledgments to support regulatory inspections or dispute resolution.

Stepwise process to complete and document an IABS

Follow a consistent sequence to ensure delivery, acknowledgement, and retention are documented for compliance.

  • 01
    Prepare the form: Populate agency options, broker name, and property details accurately.
  • 02
    Provide the disclosure: Give the IABS at the first substantive communication with the consumer.
  • 03
    Obtain acknowledgement: Ask the consumer to sign or initial the acknowledgment section and record the date.
  • 04
    Archive evidence: Store the signed form and delivery metadata in the transaction file.

Typical workflow for issuing and tracking an IABS

A repeatable workflow reduces risk: prepare, deliver, record, and retain with clear audit data for each step.

  • Upload template: Store a standardized IABS template in your document library for consistent use.
  • Populate fields: Fill in brokerage, agent, and property data before delivery to avoid errors.
  • Deliver to consumer: Send via email or show in person at the first substantive discussion.
  • Capture acknowledgement: Record signature, timestamp, and delivery channel in the transaction record.

Digital workflow settings for online IABS distribution

Configure a simple electronic workflow to ensure every IABS is delivered, acknowledged, and stored with metadata.

Field Configuration
Template Use a locked master template to prevent layout changes.
Signer Order Set broker/agent first, consumer second to capture acknowledgement in context.
Authentication Use email or SMS code to attribute the signer; escalate to KBA for higher assurance.
Archive Save signed PDF plus audit trail to the transaction folder or integrated CRM.

Platforms and file formats that support e-delivery and signatures

Use platforms that support PDF/DOCX templates, audit trails, and secure storage to keep delivery records intact.

  • File formats: PDF, DOCX, and HTML are commonly supported for templates and signed output.
  • Integrations: CRM and storage integrations (Salesforce, Microsoft 365, Box, NetSuite) help automate archiving.
  • Authentication: Email, SMS code, or KBA support signer attribution and reduce repudiation risk.

Choose a platform that provides tamper-evident signed PDFs, a searchable audit trail, and integration with your broker management systems.

Typical eSignature vendor comparison for IABS distribution and signing

Compare baseline pricing and common features when selecting an eSignature provider for real estate disclosures; signNow appears first as a baseline example.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial Varies by vendor Varies by vendor Varies by vendor Varies by vendor
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No
Envelope Cap No cap 100 envelopes/user/year Varies Varies Varies

Core elements a professional IABS should include

A compliant IABS clearly explains brokerage relationships, lists parties and licenses, captures delivery method, and records consumer acknowledgement.

Brokerage Role

A concise statement of whether the broker will act for seller, buyer, both as intermediary, or in another capacity.

Agent Identification

Agent name and license number to connect the disclosure to the responsible license holder.

Duties Summary

Plain-language bullets describing duties such as confidentiality, loyalty, and disclosure obligations.

Consumer Options

A checklist or selection area for consumers to indicate their understanding or choice of representation.

Acknowledgement

Signature or initial area with date, plus space to note delivery method and time.

Record Metadata

Fields for storing delivery timestamp, IP address, or transaction ID for audit purposes.

Security and compliance practices for electronic IABS delivery

Encryption: TLS 1.2/1.3 in transit; AES-256 at rest
Audit Trail: Detailed timestamped event log with signer attribution
Access Controls: Role-based permissions and session management
Regulatory Certs: SOC 2 Type II, ISO 27001, PCI DSS where applicable
Privacy Frameworks: GDPR and CCPA compliance controls available
Healthcare Options: HIPAA-compliant workflows available with a BAA

Consequences of failing to deliver or document the IABS

Regulatory Discipline: State licensing authority action, including reprimand or fines
Transaction Disputes: Consumer may claim inadequate disclosure, complicating dispute resolution
Reputational Harm: Loss of consumer trust and potential referral decline
Contract Risk: Undisclosed agency relationships can undermine contract enforceability claims
Audit Failures: Missing delivery records can trigger compliance audit findings
Operational Costs: Time and legal fees to remediate documentation gaps

Common pitfalls when preparing and delivering IABS

  • Providing the form too late (after substantive negotiations) rather than at first substantive communication.
  • Using inconsistent agent or brokerage names that do not match license records.
  • Relying on initials instead of a dated signature for acknowledgement when rules require full acknowledgement.
  • Failing to record the delivery method and timestamp for regulatory proof.

Timing expectations for giving and keeping the IABS

Timing is critical: provide the IABS at first substantive communication and keep records long enough to satisfy regulatory review.

Delivery Timing:

Provide at the first substantive discussion about a specific property or buyer/seller needs.

Acknowledgement Timing:

Obtain acknowledgment during the initial meeting or the first signed transaction document.

Recordkeeping:

Keep signed IABS with the transaction file for at least three years as a best practice.

Audit Access:

Make delivery evidence available during regulator or internal audits upon request.

Legal Holds:

Preserve records beyond standard retention if litigation or regulatory inquiry is pending.

Frequently asked questions about the Real Estate IABS Form

Answers to common questions about when to provide an IABS, how to record delivery, and how eSignatures affect compliance.


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