Buyer Representation Agreements

From time to time, someone posts a blog about buyer broker agreements.  Often, the theme is whether an agent should use them.  Most commonly, responses run along the line of protecting commissions or locking in the buyer's loyalty. 

Some states require a signed buyer representation agreement before an agent performs any act as a buyer's representative.  I have doubt that the laws were written to protect agents' commissions or to immobilize buyers.  The reason some states require, and all knowledgeable and reputable agents insist on a signed buyer agreement is simple.  A signed buyer representation agreement is what compels the agent to perform.  The agreement demands fiduciary responsibilities from the agent to the client.  Without a signed agreement, it is impossible for an agent to fail to do his job because he has no job.