Texas Residential Contract Critical Dates & Timelines
How to use this timeline
This quick reference highlights selected timing points in the current Texas One to Four Family Residential Contract (Resale), TREC 20-19. Unless noted otherwise, the deadlines below run from the contract's Effective Date. Negotiated deadlines must be read from the executed contract.
Money & financing
Earnest Money & Option Fee - Paragraph 5A
3 days. Buyer delivers earnest money and any option fee to the escrow agent. If the deadline falls on a Saturday, Sunday, or legal holiday, the contract extends delivery to the next day that is not one of those days.
Option Period - Paragraph 5B
Negotiated. Buyer's unrestricted right to terminate ends at 5:00 p.m. local time on the final option day. Calendar the exact date from the executed contract.
Buyer Approval - Third Party Financing Addendum 40-11
Negotiated. If Buyer Approval is a condition, use the number of days written in the addendum and review the notice requirements for termination.
Property Approval - Addendum 40-11
Generally through the 3rd day before closing. This addresses lender underwriting of the property, including appraisal, insurability, and lender-required repairs.
Title & survey
Title Commitment - Paragraph 6B
20 days from the title company's receipt of the contract. This is an important exception: it does not run from the Effective Date.
Survey - Paragraph 6C
Negotiated. The deadline depends on which survey option the parties select: existing survey, new survey at Buyer's expense, or new survey at Seller's expense.
Title Objections - Paragraph 6D
Varies. Use the earlier of closing or the negotiated number of days after Buyer receives the title commitment, exception documents, and survey. The contract then provides a cure process.
Lender-Required Repairs - Paragraph 7E
If lender-required repairs and treatments exceed the contract's stated 5% threshold of Sales Price, review Buyer's termination right.
Closing & risk items
Completion of Repairs - Paragraph 7F
Agreed repairs and treatments are to be completed before closing. If not completed, review Paragraphs 7F and 15 for the available contract remedies and possible extension.
Casualty Loss - Paragraph 14
If the property is damaged after the Effective Date, review Seller's restoration obligation and Buyer's options if restoration cannot be completed by closing.
Closing Date - Paragraph 9A
Use the stated closing date, subject to the contract's title-objection timing language. Do not assume the printed date is the only possible date.
Statutory Notices - Paragraphs 6E and 22
Many statutory notices do not share one uniform deadline. Identify the notice early and review the specific statute/form. Some notices must be delivered before execution.
Disclosures & leases
Seller's Disclosure Notice - Paragraph 7B
If Buyer has not already received it, Seller's delivery deadline is negotiated in the contract. Review the buyer's termination period after receipt.
Seller's Water Disclosure - Paragraph 7I
If the exception in Paragraph 7I(3) does not apply and Buyer has not already received Form 61-0, the delivery deadline is negotiated. Buyer may have a termination right after receipt.
Residential & Fixture Leases - Paragraph 4
If the applicable lease addendum is attached, calendar the deadlines in that addendum separately. The base contract does not replace the addendum deadlines.
Natural Resource Leases - Paragraph 4C
If copies were not already delivered, Seller generally has 3 days after the Effective Date to provide them; then review the negotiated buyer review period.
Statutory Tax District Notice - Paragraph 6E(3)
Before final execution when applicable. For a qualifying Chapter 49 district notice, Seller delivers and Buyer signs the required notice before the contract is finally executed.
One to Four Family Residential Contract · Third Party Financing Addendum · Form 61-0 Water Disclosure · MUD & CCN Notices
Need further assistance?
For transaction-specific questions, contact your broker or Broker Rochelle Fitzgerald at Fitz & Co. Real Estate.
For educational purposes only. Agents should verify current forms and consult with their broker when needed.