What Is Form 244 — And Why It’s Being Abused in Ontario Real Estate

Real Estate Watch Canada

Form 244 is one of the most misunderstood — and increasingly misused — documents in Ontario real estate. Originally designed to help sellers manage how and when offers are presented, it is now being wielded as a tool to deny access to properties, especially for self-represented buyers.

This article breaks down what Form 244 actually is, how it’s supposed to be used, and why its abuse is undermining fairness, transparency, and trust in the market.

📄 What Is Form 244?

Form 244 is officially titled “Seller’s Direction Regarding Property/Offers”. It’s an OREA (Ontario Real Estate Association) document that allows a seller to give written instructions to their listing agent about how offers will be handled.

The key functions of Form 244 include:

• Setting a date and time when offers will be presented (commonly called a “bidding war date”)

• Instructing the agent not to show the property on certain days or to certain parties

• Outlining how and when the seller will review or respond to offers

The intention behind Form 244 is to give clear, consistent instruction — not to create a barrier between consumers and listed properties.

❗ How It’s Being Abused

While Form 244 is legal, its misuse is growing, especially in ways that:

• Deny showings to buyers unless they’re under contract with a Realtor®

• Exclude self-represented buyers entirely from seeing the property

• Gatekeep public listings on Realtor.ca from full access unless consumers agree to legal terms

• Shift liability onto a form to justify unethical refusals

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In many of these cases, the form is being used as a shield, allowing agents to say, “Sorry, my hands are tied,” when they are actually participating in a systemic exclusion of consumers who know their rights.

👎 Why This Is a Problem

1. It discriminates against self-represented buyers.TRESA (Trust in Real Estate Services Act) explicitly allows consumers to buy property without an agent. Form 244 is now being used to punish or exclude people exercising that legal right.

2. It reduces competition.Sellers may not realize that their agent has restricted who can view their property — sometimes cutting out serious buyers who simply prefer to represent themselves.

3. It creates legal gray zones.While RECO has stated that seller instructions must be followed, agents also have an obligation to treat all parties with fairness and integrity. Denying access based on representation status could violate that principle.

4. It protects agents, not consumers.Many brokerages use Form 244 to reduce their risk, limit their time, or funnel business toward in-house buyer agents. In doing so, they prioritize control over consumer rights.

   
   

⚖️ What the Law Says

According to RECO and TRESA:

• Sellers can choose how offers are handled

• Agents must follow written directions from their client

• But those directions must be lawful, ethical, and consistent with the Code of Ethics

A seller can say “I don’t want to deal with buyers without agents.” But it is up to RECO to determine whether that’s a legitimate instruction or one that contributes to a pattern of exclusion, coercion, or consumer harm.

If agents are scripting this advice — or encouraging sellers to use Form 244 to avoid working with informed consumers — it may cross the line into misconduct.

🛑 What Needs to Change

RealEstateWatchCanada.ca believes that:

• Form 244 must be reformed, regulated, or abolished

• RECO must investigate patterns, not just individual cases

• Consumers must be allowed to view any publicly listed property without signing contracts

• Any use of Form 244 to deny access based on representation status should be considered discriminatory

🧭 What You Can Do

• Ask to see the Form 244. You have the right to verify the seller’s instructions if access is denied.

• File a complaint with RECO. Be specific and attach any written refusals.

• Share your story. Submit your case to us and help expose how these forms are being used to exclude honest buyers.

• Talk to your MPP. Policy changes are needed at the provincial level to ensure that real estate remains a fair and open system.

📢 Real estate is supposed to be public. Form 244 is making it private.

It’s time to push back.

👉 Have you been denied a showing? [Report Your Case ]

📚 Want to learn more? [Know Your Rights ]