Texas · TREC 20-19TREC contract deadlines: every date in the Texas resale contract
In the TREC One to Four Family Residential Contract (Resale) – form 20-19, effective July 1, 2026 – the clock starts on the Effective Date: earnest money and the option fee are due within 3 days, the option period ends at 5:00 p.m. local time on its last day, the seller furnishes the title commitment within 20 days after the title company receives the contract, and closing happens on or before the agreed date.
The deadlines, in order
Day 0
Effective Date
The date filled in when the contract is fully executed (the last page) – every 'days after the Effective Date' counts from it.
Within 3 days
Earnest money and option fee (¶5A)
Delivered to the escrow agent. If the last day is a Saturday, Sunday or legal holiday, it moves to the end of the next day that is not. Additional earnest money, if any, by the days written in ¶5A(1).
Days written in ¶5B
Option period ends
The buyer's unrestricted right to terminate. The notice must be given by 5:00 p.m. local time where the property is, on the last day. On time: earnest money refunded, option fee kept by the seller.
Within 3 days
Natural resource leases (¶2C)
If the seller has not yet delivered them; the buyer may terminate within the days written after receiving them.
Within 20 days after title receives the contract
Title commitment (¶6B)
The seller furnishes the commitment for title insurance and the exception documents.
Days written in ¶6C
Survey
Delivered by the seller, or obtained by the buyer, as the box checked in ¶6C says.
Earlier of closing or the days written in ¶6D
Title objections
Counted after the buyer receives the commitment, exception documents and survey. The seller then has 15 days to cure; if not cured, the buyer has 5 days after the cure period to terminate or waive.
7 days after receipt
Seller's Disclosure Notice (¶7B) and Seller's Water Disclosure (¶7I)
If either is delivered after the contract, the buyer may terminate within 7 days after receiving it or before closing, whichever is first.
Date in ¶9A
Closing
On or before the agreed date, or within 7 days after title objections are cured or waived – whichever is later.
Weekends and holidays
- Only the delivery of the earnest money, option fee and additional earnest money moves off a Saturday, Sunday or legal holiday (¶5A(2)).
- The option period does not move: if it ends on a Sunday, the notice is still due by 5:00 p.m. that Sunday.
- 'Days' are calendar days unless the contract says business days.
Financing
When the buyer uses a loan, the Third Party Financing Addendum sets its own buyer-approval deadline in days – put it on the calendar with the others.
Questions about TREC contract deadlines
Which TREC form is the current resale contract?
TREC No. 20-19, One to Four Family Residential Contract (Resale), effective July 1, 2026. It is not for condominiums, new homes sold by a builder, or farm and ranch properties.
When is earnest money due under the TREC contract?
Within 3 days after the Effective Date, together with the option fee. If the last day is a Saturday, Sunday or legal holiday, it moves to the next day that is not.
What time does the option period end in Texas?
Notices must be given by 5:00 p.m. local time where the property is located, on the last day of the option period.
How long does the seller have to deliver the title commitment?
Within 20 days after the title company receives a copy of the contract (¶6B).
What happens if the seller cannot cure a title objection?
The seller has 15 days to cure. If the objection is not cured, the buyer can terminate and get the earnest money back, or waive the objection, by notice within 5 days after the cure period ends.
Calculate the dates
Upload the executed TREC contract and ClosingCode builds its key dates – earnest money and option fee, option period, title, financing, closing – applies the weekend rule and reminds you, the agent and the client in English or Spanish.
Start free trialSource: Texas Real Estate Commission, TREC No. 20-19 One to Four Family Residential Contract (Resale), dated 05-04-2026, effective July 1, 2026 – paragraphs 2C, 5, 6, 7B, 7I and 9. Always use the dates written in your contract.
General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage, and it is not affiliated with TREC.