The Fiduciary Duties: How ‘OLD CAR’ Shapes Real Estate Agency Relationships

Buying or selling a home is likely the largest financial decision you will ever make. Yet right now, trust in real estate agents is near-historic lows: only 70% of sellers say they fully trust their own agent, and stories of hidden commissions, undisclosed defects, and leaked negotiation secrets are more common than ever.

Here’s the truth most people never learn until it’s too late: Not every agent is legally required to put your interests first.

The moment a true agency relationship is created, however, everything changes. Your agent becomes your fiduciary, bound by the highest legal and ethical standard in real estate to protect you above themselves, above the other party, and above their own commission.

This unbreakable standard is captured perfectly in the simple, powerful acronym OLD CAR:

Obedience • Loyalty • Disclosure • Confidentiality • Accounting • Reasonable Care

These six fiduciary duties in real estate,  endorsed by the National Association of Realtors and enforced by state law, are the foundation of every trustworthy real estate agency relationship.

In this guide, you’ll discover:

• Exactly what each letter of OLD CAR means and how it protects your money
• The most common (and costly) ways agents violate these duties, and how to spot them instantly
• Proven questions to ask in every agent interview to separate true fiduciaries from the rest
• Real-world examples of breaches and triumphs so you know what’s at stake
• Simple, actionable steps to enforce these duties and hold your agent accountable from day one

By the time you finish reading, you’ll walk into your next transaction with the knowledge and confidence of an insider, armed with the legal framework that forces your agent to fight for you, and only you.

Whether you’re a first-time buyer, a move-up seller, or a seasoned investor, OLD CAR is your ultimate safeguard. Let’s make sure your next agent doesn’t just work with you; they work for you.

‹ Part of our guide: Real Estate Agency & Fiduciary Duties

Building Trust in Agency Relationships

In today’s real estate landscape, where existing-home sales are showing signs of steady recovery, with a recent 1.5% month-over-month increase to a seasonally adjusted annual rate of 4.06 million units, and all-cash purchases now accounting for nearly 33% of transactions, the agent-client partnership demands more than casual advice. It requires unwavering commitment to your goals amid persistent challenges, such as affordability hurdles and elevated mortgage rates.

This is where fiduciary duties in real estate transform a routine transaction into a true alliance: the binding legal and ethical obligations that require your agent to act solely in your best interest, every step of the way. Rooted in longstanding agency law and reinforced by the National Association of Realtors (NAR) Code of Ethics, these duties are non-negotiable, providing a shield against conflicts, hidden incentives, and misaligned priorities.

With the recent NAR settlement’s transparency reforms fully implemented, including mandatory written buyer agreements and upfront commission disclosures averaging 2.75% for buyer’s agents, these fiduciary responsibilities have never been more essential. They empower you to navigate a market where trust is paramount, ensuring decisions prioritize your financial security over short-term gains.

In the sections ahead, we’ll explore how these duties fortify your journey, from vetting agents to closing deals with confidence.

Why Fiduciary Responsibilities Matter in Today’s Competitive Housing Market

In a market defined by extremes, home prices are still climbing in most metro areas, inventory is finally rising in others, and mortgage fraud attempts are at all-time highs. Fiduciary responsibilities in real estate are no longer nice-to-haves. They are your non-negotiable protection.

Whether it’s an agent hiding a property’s flood history, steering you toward a lender who pays them a hidden bonus, or quietly leaking your motivation to the other side, breaches of fiduciary duty can cost you tens of thousands of dollars, spark expensive lawsuits, or wipe out years of hard-earned equity.

This is exactly where the OLD CAR framework shines. By legally requiring undivided loyalty, full disclosure, and complete transparency, it slams the door on conflicts of interest and self-dealing.

When you choose an agent who truly lives these principles:

• Transactions close faster, often 20% quicker, because there are no surprises or renegotiations
• Satisfaction skyrockets as you negotiate from a position of strength and trust
• You confidently capitalize on emerging buyer markets and growing inventory without ever compromising your leverage

In short, understanding and enforcing fiduciary duties doesn’t just protect you; it gives you a decisive edge. The smartest buyers and sellers aren’t the ones with the flashiest agents. They’re the ones whose agents are legally required to put them first, every single time.

The OLD CAR Acronym

The OLD CAR acronym brilliantly captures the core of fiduciary duties in real estate in six straightforward, memorable pillars: Obedience, Loyalty, Disclosure, Confidentiality, Accounting, and Reasonable Care. Taught in real estate licensing courses across the country, this framework turns complex real estate agent fiduciary responsibilities into practical, everyday actions that hold up under any level of review, from casual property tours to high-stakes negotiations.

Whether you’re an agent sharpening your ethical edge or a client vetting your next partner, mastering OLD CAR empowers you to spot true commitment, avoid pitfalls, and build real estate agency relationships that fiduciary standards demand. It transforms what could be vague promises into clear, enforceable expectations, helping you sidestep costly mistakes and seize opportunities with confidence.

What Are Fiduciary Duties in Real Estate?

At its core, what is fiduciary duty in real estate? It’s the highest level of trust and care your agent can legally owe you, requiring them to act exclusively in your best interest, with no room for personal gain or divided loyalties. These duties stem from centuries-old common law principles, now woven into every state’s real estate regulations and the National Association of Realtors (NAR) Code of Ethics.

Violations aren’t just ethical slips. Under Multiple Listing Service (MLS) rules, fines can reach $15,000 per infraction, while ethics boards can impose additional penalties like suspension or mandatory training. This enforceability makes fiduciary duties a vital tool for real estate pros to protect their investment.

Defining Fiduciary Duties: Loyalty, Obedience, and Beyond in Agency Law

In any solid real estate agency relationship, fiduciary duties go far beyond basic courtesy. They demand real estate agent loyalty, disclosure, and confidentiality at every turn: unwavering advocacy (loyalty) to fight for your goals, faithful follow-through on your instructions (obedience), and proactive diligence to spot and avoid conflicts before they arise.

This comprehensive approach blocks self-dealing, where an agent might chase brokerage perks or hidden incentives over your needs. In real-world terms, it delivers hands-on support in a market plagued by wire fraud, losses from business email compromise schemes now topping $500 million annually, according to FBI reports. Clients who insist on these standards see 15% fewer disputes, turning potential headaches into smoother deals and sharper edges in competitive bidding wars.

How State Regulations and NAR Code of Ethics Enforce Real Estate Fiduciary Standards

While state laws differ, some mandate detailed agency disclosure forms for consent, others focus on mandatory revelations of property defects; the NAR Code of Ethics provides a consistent national backbone. It links ethical conduct directly to transparency requirements from recent settlement reforms, empowering local associations to deliver fast penalties for non-compliance.

The result? Tangible safeguards you can invoke right away: During agent interviews, casually reference the Code to set clear boundaries. This simple step slashes your exposure to surging application fraud risks, ensuring your partnership starts strong and stays secure.

Breaking Down the OLD CAR Acronym: Essential Fiduciary Duties for Real Estate Agents

Deep at the center of every thriving real estate agency, a fiduciary setup is OLD CAR. This practical mnemonic brings fiduciary duty in real estate, O L D C A R, to life. Each duty requires precise action, and ignoring it can lead to license loss or worse. Let’s break it down with clear explanations, real-life examples, and tips to enforce it.

O for Obedience: Ensuring Lawful Compliance in Client Instructions and Real Estate Transactions

Obedience is the bedrock of real estate agent obligations: Your agent must carry out your legal instructions without delay or second-guessing, whether it’s submitting an offer or sticking to your inspection schedule. This prevents rogue moves that drive up your costs or derail your timeline.

• Practical Example: You set a firm bid cap at $400,000? They submit exactly that—no exceptions, unless it crosses into illegal territory.
• Enforcement Insight: Always document directives in writing, like emails; pushback could signal dual-agency red flags.
• Your Benefit: Smoother workflows that cut delays, especially in markets where buyer hesitation often leads to lower escrow closes.

L for Loyalty: Prioritizing Client Interests Over Commissions in Agency Relationships

Loyalty demands your agent act as your sole champion, fully disclosing and dodging any conflicts—like pushing affiliated services for extra fees. As a key part of fiduciary responsibilities in real estate, it’s the cure for commission-driven decisions that plague the industry.

• Scenario Spotlight: Suggesting a higher-rate lender for a kickback? True loyalty means turning it down if it’s not the best fit for you.
• Key Takeaway: Agents who prioritize loyalty see repeat business soar by up to 30%, according to NAR insights—giving you access to their proven market know-how over time.

D for Disclosure: Full Transparency on Material Facts in Real Estate Deals

Disclosure forces your agent to uncover every key detail that could sway your choice, from structural issues to shifting market trends or required commission disclosures. Bolstered by recent NAR reforms, it roots out sneaky incentives before they bite.

• Real-World Application: Flagging a 10% neighborhood value drop from a new development? That’s non-negotiable.
• Actionable Advice: Demand everything in writing; it blocks up to 40% of fraud cases linked to overlooked facts.
• Gain for You: Smarter offers in growing markets, arming you with the leverage to negotiate like a pro.

C for Confidentiality: Protecting Sensitive Information in Buyer-Seller Agency Dynamics

Confidentiality locks down your private info, your budget, reasons for moving, or deadlines—for good, even after the ink dries. It builds the safe space needed for honest talks in buyer-seller setups.

• Breach Example: Sharing your time crunch to pressure for a lower price? That’s a fast track to lost trust.
• Pro Tip: Opt for secure, encrypted platforms; slips can trigger NAR ethics complaints.
• Reader Value: Deeper trust that sparks custom strategies, just when identity theft in deals is climbing.

A for Accounting: Accurate Financial Tracking and Escrow Management in Real Estate

Accounting insists on flawless money management, from earnest deposits to prorated taxes—with open books to avoid mixing funds. This is crucial amid escrow surprises that hit 40% of unprepared buyers.

• Essential Practice: Get detailed breakdowns for each payment.
• Impact: It nips errors in the bud, especially with average down payments now around $62,000.
• Your Edge: Clear records that speed closings by 15%, keeping your deal on rails.

R for Reasonable Care: Diligence and Expertise in Guiding Real Estate Agency Decisions

Reasonable care means delivering top-tier effort, thinking comparable market analyses (CMAs) and risk checks—that matches what any sharp peer would do, catching threats like appraisal shortfalls early.

• Illustration: Comparing lenders before you bid to snag the best terms.
• Measurement: Ask if they spotted fraud warnings upfront.
• Outcome Boost: Diligent agents hold onto 92% of clients, per industry benchmarks, for lasting partnerships.

The Impact of OLD CAR on Real Estate Agency Relationships: Real-World Examples and Case Studies

OLD CAR isn’t abstract; it’s a game-changer in real markets, where buyer-friendly shifts meet seller momentum. It heads off breaches like loyalty slips that rack up $10,000 in needless fees or disclosure gaps that ignite lawsuits, fostering deals that stick.

Common traps? Leaked secrets that trim sale prices by 8%, or sloppy accounting in wire scams. OLD CAR fights back: Obedience locks in your rules, disclosure demands early truths, slashing 60% of potential claims.

• Case Insight: One seller’s “desperate” status got spilled, tanking their bid; OLD CAR‘s confidentiality, paired with routine audits, stops it cold.

Your takeaway: Use checklists for spot-checks, dodging fraud waves before they hit.

On the flip side, success shines bright. One buyer nabbed $25,000 in credits thanks to spot-on lien disclosures. Sellers in hot spots pocketed 5-7% more via loyal, off-market hunts.

• Metrics Matter: 91% of sellers stick with agents when OLD CAR is front and center, fueling 92% retention rates.
• Personal Payoff: Mirror these wins with your own audits for fair, fast victories.

Common Breaches of Fiduciary Duties and How OLD CAR Prevents Them

Typical pitfalls include confidentiality leaks, slashing sale prices by 8% or accounting oversights in wire fraud schemes. OLD CAR counters: Obedience enforces protocols, while disclosure mandates upfront revelations, averting 60% of claims.

• Case Insight: A breach via shared desperation led to underbidding; OLD CAR’s confidentiality clause, with audits, nips it.

Your proactive gain: Early detection via checklists, dodging the fraud uptick.

Success Stories: How Strong Fiduciary Compliance Boosts Client Satisfaction and Deal Outcomes

Contrast with triumphs: A buyer secured $25,000 in credits via diligent disclosure of liens. Or sellers in appreciating metros netting 5-7% more through loyal off-market sourcing.

• Metrics Matter: 91% seller agent usage correlates with OLD CAR adherence, driving 92% retention.
• Personal Payoff: Replicate via audits for equitable, expedited wins.

Leveraging Fiduciary Duties for Better Real Estate Investments

Harness OLD CAR for investment prowess in a hybrid market. These strategies, targeting “fiduciary duties in real estate” and “real estate agent obligations,” optimize your approach while enhancing site engagement.

Actionable Strategies for Buyers and Sellers to Verify Agent Adherence to OLD CAR

• Interview Strategically: Probe with “How do you balance loyalty in commission scenarios?”, uncovering 20% more compliant matches.
• Contract Fortification: Insert OLD CAR clauses for enforceability.
• Digital Vigilance: Deploy apps for disclosure tracking, slashing risks.

Result: 20% cost efficiencies, per benchmarks.

Navigating Dual Agency: Balancing Fiduciary Duties in Complex Real Estate Scenarios

Dual agency, serving both parties, dilutes loyalty but streamlines if consented. Post-NAR, demand split disclosures to maintain balance. Explore more on dual agency best practices.

• Best Move: Decline if possible; otherwise, cap advocacy splits.
• Angle: Mitigates 30% conflict claims, preserving your edge in cash-heavy deals.

Common Breaches of Fiduciary Duties and How OLD CAR Prevents Them

Even the most experienced real estate professionals can slip up, but when they do, the consequences for clients can be severe, with financial losses averaging $70,000 per incident in cases like wire fraud, lawsuits for undisclosed conflicts, or eroded home equity from self-dealing. Breaches of fiduciary duties in real estate aren’t just ethical lapses; they’re legal violations that can lead to license revocation, hefty fines up to $15,000 from ethics boards, or court-ordered damages. The good news? The OLD CAR framework acts as a proactive shield, enforcing strict protocols that catch issues early and minimize risks.

Here’s a breakdown of the most common breaches, backed by real-world data, and how each OLD CAR duty counters them:

Case Insight: In a classic confidentiality breach, an agent’s casual share of a seller’s “desperation” (e.g., job relocation) led to aggressive lowballing and a $51,000 loss in value. OLD CAR’s C duty, enforced via routine audits and encrypted tools, prevents this. Early detection checklists can dodge up to 60% of fraud upticks.

How Strong Fiduciary Compliance Boosts Client Satisfaction and Deal Outcomes

OLD CAR isn’t just defensive, it’s a proven driver of wins. When agents fully embrace these real estate agent fiduciary responsibilities, clients close deals 20% faster, report 93% higher satisfaction, and build lasting partnerships that yield repeat business. Here’s how it plays out in real scenarios:

• Disclosure Triumph: A vigilant buyer agent uncovered undisclosed liens on a target property, securing $25,000 in seller credits and avoiding a post-closing nightmare. This full transparency under D turned a potential liability into a negotiation powerhouse.
• Loyalty Payoff: In appreciating metros, a seller’s agent sourced off-market gems through exclusive networks, netting 5-7% above list price, $35,000+ extra, by rejecting brokerage incentives that didn’t align with the client’s timeline.
• Full Framework Win: A first-time buyer in a bidding war benefited from O (sticking to their $450,000 cap), R (diligence in comps), and A (secure escrow tracking), closing 18 days ahead of schedule without overpaying.

Metrics Matter: With 90% of sellers using agents (up from prior years), those adhering to OLD CAR see 88% client retention and 75% repeat/referral rates, far outpacing non-compliant peers. This isn’t a coincidence; fiduciary compliance fosters trust, reducing disputes by 15% and amplifying word-of-mouth leads.

Personal Payoff: Replicate these by conducting quarterly audits of your agent’s practices, demand written OLD CAR confirmations for equitable, expedited victories that protect and grow your wealth.

Leveraging Fiduciary Duties for Better Real Estate Investments

In a hybrid market blending buyer opportunities with seller leverage, OLD CAR isn’t just compliance, it’s your edge for smarter investing. Targeting high-search terms like “fiduciary duties in real estate” and “real estate agent obligations,” these strategies optimize your approach, cut risks, and boost returns while enhancing your overall experience.

Actionable Strategies for Buyers and Sellers to Verify Agent Adherence to OLD CAR

Arm yourself with these steps to ensure your agent upholds fiduciary duty in real estate, O L D C A R, unlocking 20% cost efficiencies through fewer errors and stronger negotiations.

• Interview Strategically: Ask pointed questions like, “How do you balance real estate agent loyalty disclosure confidentiality in commission-heavy scenarios?” This uncovers 20% more compliant matches by revealing true fiduciary commitment.
• Contract Fortification: Embed explicit OLD CAR clauses, e.g., “Agent affirms adherence to all six duties; breaches allow termination without commission.” This enforces accountability from day one.
• Digital Vigilance: Use secure apps for real-time disclosure tracking and encrypted portals, slashing wire fraud risks by 40% and streamlining audits.

Result: Benchmarks show 20% faster closings and lower fees, turning potential vulnerabilities into high-ROI investments.

Navigating Dual Agency: Balancing Fiduciary Duties in Complex Real Estate Scenarios

Dual agency, where one agent (or brokerage) represents both buyer and seller, promises efficiency but inherently dilutes loyalty, creating conflicts that spark 30% of ethics claims. Under NAR guidelines, it’s permissible in many states only with full, written consent and split disclosures to preserve balance.

Best Practices from NAR:

• Demand Transparency: Require a separate consent form outlining reduced duties (e.g., no exclusive advocacy) before proceeding.
• Mitigate Risks: If unavoidable, cap “advocacy splits” (e.g., neutral facilitation only) to protect negotiations.

Best Move: Decline dual agency if possible, opt for separate representation to avoid diluted real estate agency relationships’ fiduciary standards. In cash-heavy deals, this preserves your edge, reducing conflict claims by up to 30%. For more, explore NAR’s Dual Agency Best Practices Guide.

By weaving OLD CAR into every decision, you not only dodge breaches but transform your transactions into confident, value-driven successes.

Frequently Asked Questions About Fiduciary Duties in Real Estate and OLD CAR

To address the most common queries on fiduciary duties in real estate and the OLD CAR acronym, based on insights from real estate licensing resources, NAR guidelines, and client consultations, we’ve compiled this FAQ. These questions target high-search-volume terms like “what is OLD CAR in real estate” and “breach of fiduciary duty real estate,” helping you quickly clarify key concepts and boost your understanding of real estate agency relationships.

What Does the OLD CAR Acronym Stand For in Real Estate Fiduciary Duties?

The OLD CAR acronym is a mnemonic tool used nationwide to remember the six core fiduciary duties in real estate: Obedience (following lawful client instructions), Loyalty (prioritizing client interests), Disclosure (revealing material facts), Confidentiality (protecting sensitive information), Accounting (managing funds accurately), and Reasonable Care (exercising professional diligence). It’s a staple in pre-licensing education and ensures agents uphold ethical real estate practices, applicable to both buyers and sellers.

What Are the Main Fiduciary Duties of a Real Estate Agent?

Real estate agents owe fiduciary duties that create a trust-based agency relationship, including the OLD CAR elements outlined above. These go beyond basic courtesy to legally binding obligations under state laws and the NAR Code of Ethics. For instance, loyalty prevents self-dealing, while disclosure mandates transparency on property defects or market shifts—protecting clients from rising mortgage fraud risks.

How Can a Real Estate Agent Breach Fiduciary Duties, and What Are the Consequences?

Breaches occur when agents fail to adhere to OLD CAR, such as disclosing confidential budget details to inflate prices (confidentiality violation) or prioritizing commissions over client advice (loyalty breach). Consequences include lawsuits for damages, license suspension by state boards, or NAR ethics fines up to $15,000. Post-NAR settlement, such violations have led to an increase in reported disputes, emphasizing the need for documented compliance. See the NAR Settlement FAQs for more on compliance.

Do Fiduciary Duties Under OLD CAR Apply Equally to Buyers and Sellers?

Yes, the OLD CAR framework applies universally to all fiduciary relationships in real estate, whether representing buyers (e.g., negotiating the best price through obedience) or sellers (e.g., marketing disclosures to attract qualified offers). However, nuances arise in dual agency scenarios, where duties are balanced via written consent. This ensures equitable protection in the market, where seller agent usage remains at 91%.

What Is the Difference Between Fiduciary Duties and General Real Estate Agent Responsibilities?

Fiduciary duties (via OLD CAR) are the highest standard of care in an agency relationship, demanding undivided loyalty and confidentiality, whereas general responsibilities (to non-clients or “customers”) are limited to fair dealing without advocacy. For example, an agent might disclose facts to a customer but won’t obey their instructions. Understanding this distinction helps clients avoid diluted service in non-exclusive arrangements.

How Long Do Fiduciary Duties in Real Estate Last After a Transaction?

Fiduciary duties persist indefinitely for confidentiality and accounting but typically end at closing for active elements like obedience and reasonable care, unless a new agency forms. Loyalty may extend if ongoing advice is provided. In practice, agents must safeguard records for years per state statutes, safeguarding against post-closing claims like those tied to fraud upticks.

Can Clients Waive or Limit Fiduciary Duties in Real Estate Agency Relationships?

While core duties like disclosure cannot be fully waived, clients can consent to limited representations (e.g., dual agency) via written agreements, diluting loyalty. However, NAR ethics prohibit outright waivers of fundamental protections. Always review contracts carefully; consulting a fiduciary-focused professional can prevent unintended risks in competitive markets.

How Can I Ensure My Real Estate Agent Follows OLD CAR Fiduciary Standards?

Vet agents by asking scenario-based questions (e.g., “How would you handle a conflicting incentive?”), review their NAR ethics history, and include OLD CAR clauses in contracts. Regular check-ins and digital tracking tools for disclosures enhance accountability. Clients doing so report 20% faster closings and higher satisfaction, turning agency relationships into lasting partnerships.

What is the most important fiduciary duty in real estate?
While all duties are critical, Loyalty is often considered the foundation. It establishes the fundamental principle that the agent’s advocacy is undivided and solely for your benefit, which underpins the other duties.

What is a common example of a breach of fiduciary duty in real estate?
A common breach of fiduciary duty real estate example is an agent failing to disclose they are representing both the buyer and seller (dual agency) without obtaining informed, written consent from both parties. This directly violates the duty of loyalty and disclosure.

Do fiduciary duties apply to both buyers and sellers?
Absolutely. The OLD CAR fiduciary duties are universal to all exclusive real estate agency relationships, whether you are buying or selling a property. The application may differ slightly, but the standard of care remains equally high.

Can I sue my real estate agent for breaching their fiduciary duty?
Yes. If you can demonstrate that a breach of fiduciary duty occurred and that it caused you financial harm (e.g., you overpaid for a home or sold it for less than market value), you may have grounds for a lawsuit to recover damages.

How long do these fiduciary duties last?
Core duties like Confidentiality and Accounting (maintaining records) extend indefinitely. The active duties of Obedience and Reasonable Care typically terminate at the conclusion of the transaction or the agency agreement.

Frequently Asked Questions About Fiduciary Duties

Conclusion: Your Real Estate Success Starts with OLD CAR

The OLD CAR framework, Obedience, Loyalty, Disclosure, Confidentiality, Accounting, and Reasonable Care, is far more than a classroom acronym. It is the unbreakable legal and ethical promise that separates true client advocates from ordinary salespeople.

When your agent lives these six fiduciary duties in real estate every single day, you don’t just get a smoother transaction. You get:

• Stronger negotiation leverage (because your motivation and budget stay confidential)
• Fewer surprises and costly mistakes (because every material fact is disclosed)
• Protection from hidden conflicts and commission-driven advice (because loyalty comes first)
• Peace of mind that every dollar and every decision is handled with professional care

Mastering fiduciary duty in real estate, O L D C A R doesn’t make you a difficult client; it makes you a smart one. It turns a high-stakes financial decision into a partnership built on genuine trust and accountability.

Whether you’re buying your first home, upgrading to your forever house, downsizing, or investing, never again settle for an agent who merely “helps” you. Demand the agent who is legally and ethically required to fight for you, and only you.

That’s the power of OLD CAR. That’s the power of real fiduciary representation. And that’s exactly what you deserve.

Because in real estate, the right relationship isn’t just helpful, it’s everything. Choose OLD CAR. Choose trust. Choose the protection you’re entitled to.

Customer Support: Call us at (877) 331-6235 or Contact us by Email

If we can assist you with Technical Support, General License Inquiries or Questions about Course Material please contact us.
Questions about course material: An Instructor is available Monday through Friday a week from 9 am to 7 pm (EST)
Technical Support or any other questions: Our office staff are available Monday through Friday a week from 9 am to 7 pm (EST)
We do our best to reply promptly to emails on Weekends
*Except for Major Holidays