Short answer
Expiry, cancellation and release are different. An agreement may end on its expiry date yet still create payment obligations for a stated holdover period if the buyer later purchases a property introduced during the agreement. If the relationship is not working, obtain a written release and understand what obligations remain.
The buyer problem behind the question
The buyer stops working with one Realtor, assumes the relationship is over and buys a previously viewed home through someone else. A commission dispute appears because the original agreement was never released or the property falls inside the holdover wording.
A practical Ontario example
Illustration only: A buyer views twelve homes under a 90-day agreement. The parties later disagree about service. The brokerage signs a release listing the effective date, affected properties and any surviving holdover obligation. That document is safer than an email saying, ‘No problem, use someone else.’
Questions to ask before signing or acting
- Can I cancel, or must the brokerage agree to release me?
- Are notice, expenses, penalties or fees payable?
- How long is the holdover period and which properties trigger it?
- Does signing another agreement create overlapping obligations?
- Can the release list excluded or previously introduced properties?
Practical ways to protect the decision
- Raise service concerns early and document the requested correction.
- Obtain a signed brokerage release before engaging another brokerage.
- Ask a lawyer to review overlapping agreements or a threatened commission claim.
What your Realtor can do, and where another professional steps in
A Realtor can explain services, representation, market evidence, offer strategy and the brokerage agreement. A real-estate lawyer interprets contractual liability, cancellation, holdover and disputed payment wording. An inspector assesses condition within the inspection scope. An appraiser supports value for the commissioning lender or client. An accountant addresses tax. Rajiv reviews mortgage qualification, closing cash, appraisal risk and the effect of new obligations. One professional should not guess at another professional’s work.
Mortgage consequences buyers often discover too late
A brokerage-fee shortfall, larger deposit, lower appraisal, new debt, changed closing date or unconditional offer can alter the financing plan. An A lender remains the first route when income, credit, ratios, property and value fit. Alternative lenders may accept a broader income or property approach at greater cost. A MIC is an institutional mortgage lender that may provide a short flexible bridge, and a private lender may also solve a timing problem. Short-term financing should not be used to make an unsuitable purchase look affordable; it needs a realistic refinance, sale or other repayment exit.
Verified public guidance
RECO says agreements must include termination terms, rights and obligations. Its guidance notes that holdover clauses can have financial implications and termination provisions should address their effect.
Read the primary source. Source checked 2026-09-03. RECO regulates real-estate professionals; it does not determine a mortgage lender’s approval, income or appraisal policy.
Pressure-test the advice
Ask what could make the recommendation wrong. The answer may change if the signed scope is broader than remembered, the seller contributes less commission, another brokerage agreement overlaps, multiple representation arises, the property has an undisclosed issue, the appraisal is low or the mortgage remains conditional. Separate confirmed facts from assumptions and obtain written clarification before waiving a right or incurring a cost.
Keep these documents
- The completed RECO Information Guide and representation agreement
- Every schedule, amendment, disclosure, consent, release and written instruction
- Listings introduced, properties viewed and comparable-sale analysis
- Offer drafts, notices, deposit proof and condition documents
- Mortgage approval, appraisal conditions and closing-cash calculation
Related AskRajiv guidance
Continue with buyer agent services duties performance plan ontario, buyer representation exclusivity area property type expiry.
Get the mortgage and property risks aligned
Before signing an offer, use Rajiv’s direct mortgage strategy form. Include the purchase price, property type, deadline and the concern that could affect approval or closing.
Source and review
Reviewed by Rajiv Verma, Mortgage Broker on 2026-09-03. Educational information only; not legal, real-estate, appraisal, tax or mortgage approval advice.