Texas Real Estate Has New Rules Starting January 1, 2026 — Here's What San Antonio Consumers Need to Know

If you bought or sold a home in San Antonio before this year, you probably remember signing an Information About Brokerage Services form — a document your agent handed you that explained the different ways a real estate licensee could represent you. As of January 1, 2026, that form has been updated, and the law behind it has changed in ways that directly affect anyone planning to buy, sell, or rent property in the area.

The Texas Real Estate Commission replaced the old IABS 1-1 with a new version called IABS 1-2. Every licensed real estate agent in Texas is now required to use this updated form. The changes are not just paperwork — they reflect real shifts in how agents are permitted to work with consumers, driven by Senate Bill 1968, which amended the Texas Real Estate License Act.

So what actually changed, and what does it mean for you?

The most significant change is the addition of a formal non-representation status. Under previous rules, the options were fairly straightforward: an agent could represent a buyer, represent a seller, or act as an intermediary when representing both sides of a transaction. The updated law now formally recognizes that an agent can work with a consumer without representing them at all. This non-representation status is now spelled out clearly in the IABS 1-2 form, so consumers know exactly where they stand before conversations go very far.

Another important change is that written agreement requirements have been added to the law. Agents working with buyers in particular are now expected to have a written agreement in place that spells out the terms of the relationship. This is a meaningful shift toward transparency. If you are searching for a home in Alamo Heights, Stone Oak, Helotes, or Schertz, your agent should be presenting you with a written agreement early in the process — not after you have already toured a dozen homes.

The law also removes subagency, a concept that had largely faded from practice but was still technically on the books. Subagency allowed an agent to represent a seller even while working with a buyer, which created obvious conflicts. Its removal brings the written law in line with how the market actually operates today.

For buyers, the practical effect is that you should expect more paperwork at the start of your home search, not less. Your agent will walk you through the IABS 1-2 form and, separately, a written buyer representation agreement. Do not be surprised by this — it is now required, and it is actually in your favor. You will know from the beginning whether your agent is working for you, for the seller, or simply facilitating the transaction without a formal duty to either side. That clarity matters whether you are looking at a townhome in King William, a new build in Cibolo, or a resale in the 78258 ZIP code.

For sellers listing homes in neighborhoods like Terrell Hills, Leon Valley, or Universal City, the changes are less disruptive. You will still sign a listing agreement with your agent, who will owe you fiduciary duties throughout the sale. The updated IABS form will be provided to you as well, and your agent should explain the form rather than simply handing it to you as a formality.

For renters, the update still applies. Agents who assist tenants in finding rental properties around San Antonio — whether in the 78201 corridor, near the UTSA area, or in communities served by Northside ISD or North East ISD — are also required to present the IABS 1-2 form. Renters should understand what relationship, if any, the agent has with the property owner before touring units or discussing lease terms.

For homeowners who are not currently buying or selling, this change is still worth knowing. Real estate rules affect property values, the quality of transactions in your neighborhood, and what to expect the next time you do decide to make a move. San Antonio's market continues to draw buyers from across the country, and having clearer consumer protections in place helps everyone.

The bottom line is simple: Texas real estate now requires more written documentation, more explicit disclosure of the type of relationship you have with your agent, and the complete removal of a representation structure that was a source of confusion. These are consumer-friendly changes. The best thing you can do as a buyer, seller, or renter is ask your agent to walk you through the IABS 1-2 form before you sign anything, and ask directly how they are being compensated and whose interests they represent.

At 5 Star Real Estate of San Antonio, our agents are ready to answer those questions clearly and completely. If you have questions about how these changes affect your specific situation, reach out to us. We are here to help you navigate the San Antonio market with confidence.