Sole Mandate vs Open Mandate

What each mandate type means

A sole mandate gives one agent the exclusive right to market and sell your property for a defined period — typically 90 days. An open mandate allows multiple agents to list and market your home simultaneously, with the commission going to whoever brings the buyer.

On the surface, open mandates seem advantageous. More agents, more reach. In practice, the dynamic reverses.

Why open mandates underperform

When an agent can lose the sale to a competitor at any moment, their incentive to invest in your listing disappears. Why spend money on professional photography, drone footage, videography, and targeted social ads for a property another agent might sell? They won’t. You get the bare minimum — a few phone snaps and a portal listing.

There’s also a buyer experience problem. When the same property appears under multiple agent profiles at slightly different prices, it looks disorganised. Serious buyers notice and it creates distrust about the listing.

Open mandates also produce price pressure downward — agents racing to close a deal first sometimes advise clients to accept lower offers to ensure they get paid.

What a good sole mandate looks like

A sole mandate is only as good as the agent holding it. Before signing, confirm in writing:

• What marketing is included — professional photography, drone, video, Matterport, portal listings, social media strategy
• The mandate period — 90 days is standard; be wary of pressure to sign 6-month mandates
• The exit clause — what happens if the agent isn’t performing after 30 days
• Reporting frequency — you should receive regular feedback on viewings, enquiries, and portal stats

The honest case for sole mandates

When a sole mandate agent knows they’re fully accountable for the result, they market the property properly. Every rand spent on photography, video, and advertising is a calculated investment — not a gamble against a competitor. That’s the deal worth making.