What Is the Texas IABS Form and When Do You Give It?

What the IABS form is

IABS stands for Information About Brokerage Services. It is a form published by the Texas Real Estate Commission, or TREC. The TREC form page lists the current version as IABS 1-2 with an effective date of January 1, 2026.

The form text opens by saying that Texas law requires all real estate license holders to give this information about brokerage services to prospective buyers, tenants, sellers and landlords. Think of it as a short explainer of who is who in a deal and what each person owes you.

It is a notice, not a contract. The form says it does not create an obligation for you to use the broker's services. It asks you to acknowledge receipt and keep a copy.

What the form explains

The form covers a few plain topics. This is a summary of what the form says, so read the real form for the exact words.

• Types of license holders. A broker is responsible for all brokerage activities, including acts by sales agents the broker sponsors. A sales agent must be sponsored by a broker and works with clients on behalf of the broker.
• A broker's minimum duties. These include putting the client's interests above all others, telling the client about material information, answering questions and presenting offers, and treating all parties honestly and fairly.
• Written agreements. The form says a license holder who works for a prospective buyer of residential property must have a written agreement with the buyer before showing any residential property. It points to section 1101.563 of the Texas Occupations Code.
• Ways to represent a party. The broker can act as agent for the owner, as agent for the buyer or tenant, or as an intermediary for both.
• Showing property without representing a buyer. The form lists conditions for this, including that the broker gives no opinions or advice about the property.
• Contact details. The form has blanks for the sponsoring broker, the designated broker if there is one, a licensed supervisor if there is one, and the sales agent. Each has a license number, email and phone.

The three ways an agent can work with you

The form describes three roles. The first is agent for the owner. The form says the broker becomes the owner's agent through an agreement with the owner, usually a written listing or property management agreement. It says an owner's agent fees are not set by law and are fully negotiable.

The second is agent for the buyer or tenant. The form says the broker becomes the buyer's agent by agreeing to represent the buyer, usually through a written representation agreement. It says those fees are also not set by law and are fully negotiable.

The third is intermediary. The form says to act as an intermediary, the broker must first get the written agreement of each party. That agreement must state who will pay the broker and set out the broker's obligations in conspicuous bold or underlined print.

A broker who acts as an intermediary must treat all parties impartially and fairly. With written consent, the broker may appoint different associated license holders to each party. Unless a party authorizes it in writing, the broker must not disclose that the owner will accept less than the asking price, or that the buyer will pay more than the offer.

When do you give the form?

TREC's FAQ answers this directly. It says a license holder must give the written notice "at the time of first substantive communication" with a party about a proposed transaction regarding specific real property. TREC cites section 1101.558(b-1) of the Texas Occupations Code for this.

In practice, that means early. If a buyer calls about a listing and the conversation turns to that property, the notice comes up right away. It does not wait until an offer is written.

For an intermediary relationship, the TREC page says both the buyer and the seller are presented with the form by their respective sales agent.

When is it not required?

The TREC page lists exceptions. The notice is not required in these cases:

• A residential lease of less than one year, when no sale is being considered.
• The party is already known to be represented by another license holder.
• The communication happens at an open house and is about that same property.

What about a license holder who is the principal?

The TREC page says the notice is also generally not required when the license holder acts solely as a principal, meaning they are buying or selling for themselves. TREC's FAQ says a license holder acting as principal must instead give written notice of their licensure. If you are in that spot, read the TREC FAQ on principals before you act.

The website link rule

The TREC page says each broker and sales agent must provide a link on its homepage to the IABS form. The link must be at least 10-point font and labeled "Texas Real Estate Commission Information About Brokerage Services." A label of "TREC Information About Brokerage Services" must be at least 12-point.

If you build your own website, plan for this link before you launch. Your sponsoring broker may also have rules for agent sites, so ask.

Can you change the form?

TREC says the form is "for all practical purposes" mandatory. If a broker prefills it, the text must be copied verbatim, with matching spacing, borders and placement. TREC cites Rule 531.20(e) for this. In plain words, you do not rewrite it or shorten it.

A note on version numbers

The TREC form page shows IABS 1-2 with an effective date of January 1, 2026. The form PDF we read carries the label IABS 1-2 and a date stamp of 11-03-2025 at the top. One TREC FAQ still refers to the form as IABS 1-0. If the numbers do not line up, use the version on the TREC form page. Check it again before you print or send it.

What a new agent should do

This is our suggestion, not a TREC rule.

• Read the form once, start to finish, before your first client conversation.
• Ask your sponsoring broker how they want the form delivered and stored.
• Keep a clean copy ready to send. Fill in your contact blocks the same way every time.
• Learn the three roles well enough to explain them in two sentences each.
• Add the homepage link before your personal site goes live.

Rules can change

TREC updates forms and rules. Check the current form and FAQ before you rely on this page. Education only, not legal, tax or financial advice. Confirm licensing rules with TREC.

Where this fits

The form ties to your sponsor. See what a sponsoring broker is and how agents get paid. To compare firms, start with how to choose a brokerage. If you are licensed in DFW and want to talk with The Bauer Group, you can start a conversation on our site.