TitleTitle commitment: what it is and how to review it
A title commitment is the title company's written promise to issue a title insurance policy at closing, once the requirements it lists are met. It shows who owns the property, the policy amount and legal description, what must be done before closing (for example paying off the seller's loan), and the exceptions the policy will not cover – such as easements and recorded restrictions.
What is in a title commitment
The deal
Proposed insured, policy amount, the current owner and the legal description of the property.
Requirements
What must happen before the policy is issued – payoffs, releases of liens, signatures, documents. In Texas these are in Schedule C.
Exceptions
Matters the policy will not cover – easements, restrictive covenants, mineral reservations and other recorded items.
Exception documents
Copies of the recorded documents behind each exception – read them, not just the list.
Title commitment vs title policy
Commitment
Before closing: a promise to insure, with requirements to meet and exceptions listed.
Policy
After closing: the actual insurance for the owner (and the lender), issued once the requirements are met.
Texas: the dates in the TREC contract
20 days
The seller furnishes the commitment and exception documents within 20 days after the title company receives a copy of the contract (TREC 20-19 ¶6B).
Objections
The buyer objects in writing by the earlier of the closing date or the days written in ¶6D after receiving the commitment, exception documents and survey.
Cure and decision
The seller has 15 days to cure; if not cured, the buyer has 5 days to terminate (earnest money refunded) or waive.
Schedule C
The requirements in Schedule C of the commitment are not waived by the buyer's failure to object.
How to review a title commitment
- Names, policy amount and legal description match the contract.
- Every requirement has an owner and a date – payoffs, releases, signatures.
- Read each exception document: easements, restrictions, HOA, minerals.
- Compare the survey with the exceptions.
- Put the objection deadline on the calendar the day the commitment arrives.
Questions about title commitments
What is a title commitment?
The title company's promise to issue title insurance at closing once the listed requirements are met; it also lists what the policy will not cover.
What is the difference between a title commitment and a title policy?
The commitment comes before closing and lists requirements and exceptions; the policy is the insurance issued after closing.
How long does the seller have to deliver the title commitment in Texas?
Within 20 days after the title company receives a copy of the contract, under TREC 20-19 ¶6B.
What is Schedule C in a Texas title commitment?
The list of requirements that must be met before the policy is issued; the TREC contract says they are not waived by the buyer.
Who reviews the title commitment?
The buyer and the buyer's agent, often with the TC tracking dates and an attorney for legal questions.
Related
ClosingCode puts the commitment, survey and objection dates on the timeline from the contract and reminds the team before each one.
Start free trialTexas dates: TREC No. 20-19 One to Four Family Residential Contract (Resale), ¶6B and ¶6D (effective July 1, 2026). Other parts described in general terms; commitment forms differ by state.
General information, not legal advice. For questions about title defects, ask the title company or a real estate attorney. ClosingCode is software; it is not a title company, law firm or brokerage.