How do REALTORS® handle a Multiple Offer Situation in the Edmonton Real Estate Market? Seller's Choice

Navigating the real estate market can be stressful—especially when you find yourself competing against multiple offers. It’s natural to wonder: can real estate agents in Alberta lie about the existence of those offers?

The short answer is no. REALTORS® are never permitted to lie about any part of a transaction. But, as with many things in real estate, it isn’t always that simple. To understand how multiple offers are managed in Alberta, you need to look at the rules, fiduciary obligations, and the realities of how instructions from clients shape the process.

The Rules and Regulations

In Alberta, all licensed real estate professionals are governed by the Real Estate Act and the Real Estate Act Rules, enforced by the Real Estate Council of Alberta (RECA). These regulations set strict standards:

• Under no circumstances can a REALTOR® lie, mislead, or misrepresent the facts of a transaction.

• A client cannot instruct their agent to lie—even to “protect” their interests.

• If a seller does not want to disclose multiple offers, an agent cannot say “no, there are none.” The only correct, honest response is: “The seller has instructed me not to disclose any information regarding other offers.”

Honesty isn’t negotiable. It’s the foundation of professional conduct in real estate.

Fiduciary Duties

REALTORS® are fiduciaries. That means they hold a legal and ethical duty of trust to their clients, requiring them to put their client’s best interests first. For sellers, this includes keeping the existence of offers confidential unless instructed otherwise.

The fiduciary duties owed to clients include:

• Undivided loyalty

• Full disclosure

• Confidentiality

• Reasonable care and skill

• Full accounting

• Obedience to lawful instructions

  
  

For buyers, it’s important to remember: the listing agent represents the seller, not you. While they must act honestly, they don’t owe you fairness or advocacy—that’s the role of your own buyer’s agent.

What Is a Multiple-Offer Scenario?

A multiple-offer scenario happens when more than one buyer submits an offer on a property during the same timeframe. This is common in competitive markets where demand outpaces supply.

Here’s what you need to know:

• For sellers: Multiple offers can drive up price and improve terms, but they can also create stress. You decide whether to disclose the existence of multiple offers and how the process will be managed.

• For buyers: Competing against other offers means you need to be strategic. A strong offer isn’t just about price—it’s about financing strength, clean conditions, and timelines that appeal to the seller.

• For agents: Our role is to set expectations, communicate clearly, and follow the seller’s lawful instructions about whether to disclose or not.

  
  

Ultimately, the seller determines the process. As RECA advisor Kristian Tzenov says: “The seller determines the process. They are in the driver’s seat.”

Disclosure vs. Non-Disclosure: Pros and Cons

When a seller faces multiple offers, they must decide whether to disclose that fact. Each approach has its own advantages and disadvantages:

Disclosing Multiple Offers

Advantages:

• Creates a sense of competition, often driving up price and improving terms.

• Provides transparency to all parties, reducing suspicion of unfair treatment.

• May attract stronger, cleaner offers as buyers try to stand out.

Disadvantages:

• Some buyers may walk away if they don’t want to compete, potentially reducing your pool.

• Can create heightened emotions and disappointment for unsuccessful buyers.

• If not managed with clear communication, it can lead to complaints or strained relationships between agents.

  
  

Not Disclosing Multiple Offers

Advantages:

• Maintains confidentiality and full control for the seller.

• Avoids deterring buyers who might otherwise withdraw if they know competition exists.

• Keeps negotiations more private and potentially less chaotic.

  
  

Disadvantages:

• May limit how much leverage you have to push for a higher price or better terms.

• Can create suspicion among buyers’ agents if handled poorly.

• Leaves buyers feeling uncertain, which can reduce the overall strength of offers.

Final Word

In Alberta, REALTORS® cannot lie about multiple offers. But how those offers are managed depends heavily on the seller’s instructions and the framework of our industry rules. For buyers, that can make the process feel unclear—but with the right representation, you’ll always know where you stand.

If you’re buying or selling in Alberta, my commitment is simple: complete honesty, clear communication, and advocacy for your best interests—no games, no guesswork.

📞 Call me today if you’re preparing to enter the market. I’ll make sure you understand the process and are positioned to succeed in any offer situation.

— Mike Sarnecki, REALTOR®