Every listing agreement must have a start date and termination date. when a seller agrees to sell his property, he gives a written commitment to do so and agrees to pay an agent a commission if the agent can consummate a sale within a given time period. In return for this exclusive time period, the agent agrees to market the property, devoting time, energy and skill to the assignment.

It is only fair, of course, that the agents have a reasonable period of time commensurate with the market However, things come up, life changes daily, and one never knows what tomorrow may bring Personally, I believe that due to day-to-day uncertainties, a seller should have the option to change his mind Specifically, if a seller no longer has the need or desire to sell, he should not be forced to do so. if the seller opts to lease his property, he should have the right to do so without being told he must sell because he signed a listing agreement On the other hand, there must be fairness to both sides. For reasons beyond the above, an early termination would most often require mutual agreement.

Although every agent handles his business differently, a true professional keeps an open ear to your needs. If you need to sell your property, a good agent will stay loyal and focused to accomplishing your goal. When your needs change, an agent expecting your future business and referrals should be willing to do what is best for you. In reality, this philosophy will generally benefit everyone in the long run.

I recently had an incident of a couple divorcing. Three weeks into my listing agreement, the sellers called to inform me that they had reconciled. They were worried how I might respond. Needless to say, I was delighted that they had saved their marriage, and not only promptly removed my "for sale" sign from the property, but sent them flowers and a note of congratulations! Since then I have already received a referral buyer from them. Bottom line is... discuss these issues up front and have a reasonable comfort level with your agent before signing a listing agreement.

• Ron's Easy-Exit Listing Agreement Program