Texas · TREC 20-19 ¶6Texas title commitment and objection deadlines under the TREC resale contract
Paragraph 6 of the TREC resale contract runs the title timeline. Within 20 days after the title company receives the contract, the seller must furnish the title commitment and – at the buyer's expense – copies of the restrictive covenants and exception documents (¶6B). If they are late, delivery is automatically extended up to 15 days or 3 days before closing, whichever is earlier; if still not delivered, the buyer may terminate and get the earnest money back. The buyer may object in writing to title defects, exceptions or encumbrances shown on the survey or commitment, other than the permitted exceptions, by the earlier of the closing date or the number of days written in ¶6D after receiving the commitment, exception documents and survey; missing that deadline waives the objections, except Schedule C requirements. The seller then has 15 days to cure, at no required expense, and closing is extended as needed; if not cured, the buyer has 5 days after the cure period to terminate (earnest money refunded) or waive. A revised commitment or survey restarts the objection time for new matters.
The title clock (¶6B, ¶6D)
Day 0
Title company receives the contract
The 20-day commitment period starts.
Within 20 days
Commitment and exception documents
Late delivery: automatic extension up to 15 days or 3 days before closing, whichever is earlier; then the buyer may terminate with a refund.
Days in ¶6D
Buyer's written objections
Counted from receipt of the commitment, exception documents and survey – but never later than the closing date.
15 days
Seller's cure period
From the seller's receipt of the objections; closing extends as necessary.
+5 days
Buyer decides
Terminate with an earnest money refund, or waive; doing nothing waives.
The survey options (¶6C – one box)
- Seller furnishes the existing survey with a T-47 affidavit or T-47.1 declaration within the days written; a new survey if the title company or lender will not accept it.
- Buyer may get a new survey at the buyer's expense within the days written.
- Seller furnishes a new survey at the seller's expense within the days written.
What the TC puts on the calendar
- The day the title company received the contract – the commitment clock starts there.
- The commitment due date and its automatic extension.
- The objection deadline once the commitment, exception documents and survey are all in.
- Cure period end and the 5-day decision window, if the buyer objects.
Questions buyers and agents ask
How long does the seller have to deliver the title commitment in Texas?
20 days after the title company receives the contract, automatically extended up to 15 days or to 3 days before closing, whichever is earlier (TREC 20-19 ¶6B).
When must a Texas buyer object to title?
Within the number of days written in ¶6D after receiving the commitment, exception documents and survey, and no later than the closing date; late objections are waived except Schedule C requirements.
What happens if the seller does not cure a title objection?
After the 15-day cure period, the buyer has 5 days to terminate with an earnest money refund or waive the objection; doing nothing waives it (¶6D).
Related guides
ClosingCode builds the Texas title and survey deadlines from the signed TREC contract – the dates count the way the contract says, and an amendment moves every date that depends on them.
Start free trialSource: TREC One to Four Family Residential Contract (Resale) 20-19, version 05-04-2026, paragraphs 6B, 6C and 6D (read October 25, 2026).
General information about the TREC resale contract, not legal advice. The contract advises the buyer to have the title commitment reviewed by an attorney. ClosingCode is software; it is not a law firm or title company and is not a substitute for the advice or services of an attorney. This guide is not a substitute for the advice or services of an attorney.