1. Parties: Identification of the property owner/seller and the licensed real estate agent/agency, including registration numbers and addresses
2. Background: Context of the agreement, including brief description of the property and the owner's intention to sell
3. Definitions: Key terms used in the agreement including 'Property', 'Commission', 'Completion', 'Effective Date', and 'Exclusive Period' if applicable
4. Appointment: Formal appointment of the agent and whether it's an exclusive or non-exclusive arrangement
5. Agent's Services: Detailed scope of services to be provided by the agent
6. Commission Structure: Details of commission rate, calculation method, and when commission becomes payable
7. Payment Terms: Timing and method of commission payment, including any deposit requirements
8. Agent's Obligations: Specific duties and responsibilities of the agent, including regulatory compliance requirements
9. Owner's Obligations: Responsibilities of the property owner, including providing accurate information and access to the property
10. Term and Termination: Duration of the agreement and circumstances under which it can be terminated
11. Confidentiality: Obligations regarding confidential information and client privacy
12. Representations and Warranties: Standard declarations about authority, capacity, and compliance with laws
13. Liability and Indemnity: Extent of agent's liability and mutual indemnification provisions
14. Governing Law: Specification of Malaysian law as governing law and jurisdiction
15. Notices: Method and addresses for formal communications between parties
16. General Provisions: Standard boilerplate clauses including severability, entire agreement, and amendments
