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Sellers · Ontario · Updated October 2026

How to cancel a listing agreement in Ontario

Your listing agreement is a contract with a brokerage, and it doesn't come with an automatic exit. Here's how listings actually end, what the holdover clause can cost you, and what to avoid so you don't owe two commissions.

Matthew Gizzie, REALTOR®, Keller Williams Realty Centres. General information, not legal advice.

The short answer

A listing agreement is a contract with the brokerage, not the agent, and Ontario law gives sellers no automatic right to cancel. It ends at its expiry date, under any termination terms written into it, or when the brokerage agrees to release you in writing. Even after it ends, the holdover clause can still apply.

Your options

Four ways out, and what each one costs

Ask for a release

The brokerage agrees in writing to cancel the listing. It may attach conditions, such as not relisting before the original expiry date, or recovering costs the agreement allows.

SpeedFast
Holdover riskStill applies

Get every condition in the signed release.

Change salesperson

Because the contract is with the brokerage, you can ask the broker of record for a different salesperson. Under a designated representation agreement, they can't switch you without your agreement.

SpeedFast
Holdover riskNone

Often the simplest fix when the problem is one person.

Use the termination terms

Ontario law requires a listing agreement to set out any terms for ending it. If yours has them, follow them exactly, including any notice or costs.

SpeedDepends
Holdover riskStill applies

Read the clause before you call.

Let it expire

Every agreement must show its expiry date on the first page with your initials beside it. When it passes, the listing ends, but the holdover clause can run after it.

SpeedSlow
Holdover riskStill applies

Mark both dates: expiry and the end of the holdover.

The holdover clause

The clause that outlives your listing

A holdover period can make commission payable to your first brokerage even after the listing ends. RECO notes there's no set length, and that holdover clauses often lead to complaints.

How a holdover period worksThe listing period runs to the expiry date. The holdover period follows. If you sell during the holdover to a buyer who was introduced to or shown the home during the listing period, commission can be owed to the first brokerage. Under the common wording, that amount is reduced by commission paid under a new listing with another brokerage.Listing periodHoldover periodExpiry dateBuyer introduced to or shown the homeSame buyer buys during holdoverCommission can be owed to the first brokerageCommon wording reduces it by commission paid under a new listing with another brokerage. Check your own agreement.Listing periodHoldoverExpiry date1. A buyer is introduced to or shownthe home during the listing period.2. The same buyer buys during theholdover: commission can be owedto the first brokerage.Common wording reduces it by commissionpaid under a new listing with anotherbrokerage. Check your own agreement.

Sources: RECO Information Guide; RECO Bulletin 2.3 (July 2026). The holdover wording quoted is the commonly used form; confirm the wording in your own agreement.

Your rights under TRESA

What the law requires of your brokerage

Page 1Your expiry date must be shown prominently on the first page, with your initials beside it, whatever the length of the agreement.
Every offerThe brokerage must present every written offer to you as soon as possible, whoever it's from and whatever the commission arrangement.
In writingTermination terms, if any, must be written into the agreement. Fees can only be collected under a signed written agreement.

Sources: Trust in Real Estate Services Act, 2002, O. Reg. 567/05 ss. 13.4, 22.10 and 23; Code of Ethics, O. Reg. 365/22. In force since December 1, 2023.

Do and don't

Get out cleanly

Do

Steps to take

  1. Read the agreement first: expiry date, termination terms, holdover length and any costs.
  2. Talk to the broker of record, not just your agent. You can find them on RECO's public register.
  3. Ask for a different salesperson if the problem is one person rather than the brokerage.
  4. Get any release in writing, with every condition and cost spelled out.
Don't

Mistakes that cost money

  1. Don't sign a new listing while the old one is still in force. You could owe both brokerages commission.
  2. Don't sell to a buyer from the first listing during the holdover without checking what you owe.
  3. Don't expect RECO to cancel your contract. RECO can investigate a complaint, but it can't cancel contracts or order refunds.
  4. Don't pay a fee that isn't in the agreement without asking the brokerage to show you the clause.
If something went wrong

Complaints and next steps

Start here

The broker of record

Raise the problem with the brokerage's broker of record first. They're responsible for the brokerage's agents.

The regulator

RECO

File online at complaints.reco.on.ca, or call 416-207-4800 or 1-800-245-6910. A brokerage can't make you sign anything that stops you complaining to RECO.

For the contract itself

A real estate lawyer

Whether you owe commission or a cancellation cost is a contract question. A lawyer can read your agreement and tell you where you stand.

After your listing ends

Starting fresh with a clear plan

Matthew Gizzie, REALTOR®

Matthew Gizzie, REALTOR®, Keller Williams Realty Centres

  • A second look at your price

    When a home hasn't sold, price is usually part of the reason. My written Market Position Report shows the sales and competition behind the range. How I price a home

  • The holdover, mapped

    Before you relist, we note who saw the home during the first listing and when the holdover ends, so there are no surprises.

  • Marketing that shows the home

    Photography, 3D tour, drone and 4K video, with a plan for what didn't work the first time.

Please note

If your home is listed with another brokerage right now, I can't discuss your sale with you directly while that agreement is in force. Talk to your brokerage about a release first. Once your listing has expired or been released, I'm glad to help.

Free home evaluationHow to price your homeSeller net proceeds calculatorSelling with Matthew
Common questions

Cancelling a listing FAQ

Can I cancel my listing agreement in Ontario?

Not on your own unless the agreement says so. A listing agreement is a contract with the brokerage. It ends at its expiry date, under any termination terms written into it, or when the brokerage agrees in writing to release you.

What is a holdover clause?

A clause that can make commission payable to your first brokerage if you sell after the listing ends to a buyer who was introduced to or shown the home during the listing. RECO notes there is no set length for a holdover period.

Can I switch agents without cancelling my listing?

Often, yes. The contract is with the brokerage, so you can ask the broker of record for a different salesperson. Under a designated representation agreement, the brokerage can't appoint a different salesperson without your agreement.

Can the brokerage charge me to cancel?

Only if the agreement provides for it. Ontario rules require termination terms to be written into the agreement, and fees can only be collected under a signed written agreement. Ask to see the clause.

Can RECO cancel my listing agreement?

No. RECO can review a complaint about a brokerage or agent's conduct, but it has no authority to cancel contracts, order refunds or award damages.

Is there a maximum length for a listing agreement in Ontario?

There's no legal maximum. Under TRESA, every listing agreement must show its single expiry date prominently on the first page, with your initials beside it.

Listing expired or released?

Let's look at what happened, and what to do differently.

If your listing has ended, I'll go through the pricing, marketing and offers with you, and show you what a fresh start would look like.

Get a fresh market position

Call or text (289) 338-1433
Matthew@meetmatthew.ca

Updated October 21, 2026. Sources: RECO Information Guide; RECO: signing a contract with a brokerage; RECO Bulletin 2.3; RECO complaints process; O. Reg. 567/05 and O. Reg. 365/22 under the Trust in Real Estate Services Act, 2002; Axess Law (2021) and The Ross Firm (2017) on releases and holdover clauses.

General information only, not legal advice. Your own agreement governs; have a real estate lawyer review it. Matthew Gizzie, REALTOR®, Keller Williams Realty Centres, Brokerage. Not intended to solicit buyers or sellers currently under contract.

Matthew Gizzie

Matthew Gizzie

Real Estate Professional

Keller Williams Realty Centres, Brokerage.

16945 Leslie Street unit 27-29, Newmarket, Ontario, L3Y 9A2

Matthew@meetmatthew.ca

(289) 338-1433

(905) 895-5972
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Matthew Gizzie is a registered REALTOR® with Keller Williams Realty Centres, Brokerage. Proudly serving York Region, Simcoe County, and the Greater Toronto Area including Newmarket, Aurora, Richmond Hill, Vaughan, Markham, Barrie, and Bradford. Not intended to solicit buyers or sellers currently under contract. MLS® and REALTOR® are trademarks of The Canadian Real Estate Association (CREA).

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