Commission in Saskatchewan is negotiable and often tiered rather than a single flat rate, and the representation agreement is where that arrangement gets written down before either side commits further time.
A buyer is free to see a first home or two informally in many cases, but formal representation, including advice on offer strategy and negotiation, generally only starts once the agreement is signed.
Joel Dyck explains exactly what the agreement covers before asking a buyer to sign anything. Get your hand-reviewed valuation from Joel Dyck.