How to Use This Checklist
This is the Texas contract-to-close process as a checklist, deadline by deadline, keyed to the paragraphs of the TREC One to Four Family Residential Contract (Resale), TREC 20-19, and the addenda that most often ride with it. Every deadline below comes from the form itself. The number of days in many of them is whatever the parties wrote in the blank, so the contract on your file always controls.
Each step shows who decides (the parties and their agents) and what the file needs (the paperwork that proves it happened). Deciding is licensed work and belongs to the agent and the client. Tracking dates and checking paperwork is the administrative side.
Current as of October 2026, based on TREC 20-19 (mandatory since July 1, 2026), the Third Party Financing Addendum (40-11), the HOA addendum (36-11) and the appraisal addendum (49-1). Forms change; check the version number in the footer of every form on your file. This is a summary of what the forms say, not legal advice.
Table of Contents
▼Step 1: Effective Date and Intake
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Effective Date | Date of final acceptance, filled in by the broker on the signature page | The parties, through their agents | Fully executed contract, every page initialed, Effective Date filled in |
| Contract to the title company | As soon as it’s executed: the title commitment clock (Step 4) starts when the title company receives it | — | Contract receipt signed by the escrow agent (page 12 of the form) |
| Addenda the contract lists | Paragraph 22 checkboxes | The parties | Every checked addendum actually attached and signed |
| Form versions | Before anything is signed | The agent | Current TREC and Texas REALTORS® versions that are meant to be used together |
Build the deadline timeline the day the contract comes in. Almost every date below counts from the Effective Date or from a delivery date.
Step 2: Earnest Money and Option Fee (Paragraph 5A)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Earnest money and option fee to the escrow agent | Within 3 days after the Effective Date | Buyer delivers | Earnest money receipt and option fee receipt from the escrow agent |
| Additional earnest money, if any | The number of days written in 5A(1) | Buyer delivers | Additional earnest money receipt |
- If the last day falls on a Saturday, Sunday or legal holiday, the deadline moves to the end of the next day that isn’t one (5A(2)).
- Late earnest money: the seller may terminate or use the Paragraph 15 remedies by notice before the buyer delivers it (5C).
- Late or missing option fee: the buyer doesn’t have the unrestricted right to terminate (5D).
- Time is of the essence for Paragraph 5 (5E).
More on how delivery and receipts work: earnest money in Texas.
Step 3: The Option Period (Paragraph 5B)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Inspections | Within the option period | Buyer and buyer’s agent | Inspection reports, if the buyer shares them |
| Repair amendment, if negotiated | Before the option period ends | The parties, through their agents | Fully signed amendment |
| Termination under the option | By 5:00 p.m. local time on the last day of the option period | Buyer | Notice of Buyer’s Termination (TREC 38-8), delivered by the deadline |
If the buyer terminates in time, the option fee isn’t refunded and the earnest money is (5B). Full walkthrough: the option period in Texas.
Step 4: Title Commitment, Survey and Objections (Paragraph 6)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Title commitment and exception documents | Within 20 days after the title company receives the contract; auto-extended up to 15 days or 3 days before closing, whichever is earlier (6B) | — | Commitment and exception documents delivered to the buyer |
| Survey | The option checked in 6C and the days written in its blank | The parties, in the contract | Existing survey with a T-47 affidavit or T-47.1 declaration, or a new survey |
| Buyer’s title and survey objections | The earlier of the Closing Date or the days written in 6D, counted from receipt of the commitment, exception documents and survey | Buyer and buyer’s agent | Written objections, if any |
| Seller’s cure period | 15 days after the seller receives the objections (6D) | Seller | Cure documents |
| Terminate or waive uncured objections | Within 5 days after the cure period ends (6D) | Buyer | Termination notice, or nothing (silence is a waiver) |
If an existing survey or the affidavit isn’t furnished on time, or the title company or lender won’t accept it, 6C(1) says when a new survey is ordered and who pays. Our guide to the T-47 and the survey paragraph covers each box.
Step 5: Disclosures and Notices
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Seller’s Disclosure Notice | The box checked in 7B; if delivered after the contract, within the days written | Seller delivers | Signed Seller’s Disclosure Notice, buyer’s acknowledgment |
| Buyer’s right to terminate after a late Seller’s Disclosure | Within 7 days after the buyer receives it, or before closing, whichever is first (7B(2)) | Buyer | Termination notice, if used |
| Seller’s Water Disclosure (TREC 61-0) | The box checked in 7I; same 7-day right as the Seller’s Disclosure if delivered late | Seller delivers | Signed 61-0, unless box 7I(3) applies |
| Lead-based paint (homes built before 1978) | Before the contract is signed | Seller and agents | Lead-based paint addendum (TREC 56-0) signed by all parties, pamphlet acknowledged |
| MUD and other water district notices | Before final execution of the contract (6E(3)) | Seller delivers, buyer signs | Signed statutory notice |
| Public improvement district notice | As required by Property Code §5.014 (6E(7)) | Seller delivers | Signed PID notice |
| Propane gas system service area notice | If applicable (6E(9)) | Seller delivers | Propane service area addendum |
On a pre-1978 home, federal rules give the buyer a 10-day opportunity for a lead-based paint inspection or risk assessment unless the parties agree otherwise or the buyer waives it. Guides: the Seller’s Disclosure Notice, the groundwater and surface water disclosure, TREC 56-0, MUD disclosures and PID notices.
Step 6: HOA Documents (TREC 36-11)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Subdivision Information (restrictions, bylaws, rules, resale certificate) | The box checked in 36-11 Paragraph A and the days written in it | The parties, in the addendum | Subdivision Information and proof of the date the buyer received it |
| Buyer’s right to terminate | Within 3 days after the buyer receives the Subdivision Information, or before closing, whichever is first (A1 and A2) | Buyer | Termination notice, if used |
| Updated resale certificate, if the buyer required one | Within 10 days after the seller receives payment for it (A3) | — | Updated resale certificate |
Who orders and pays for the Subdivision Information depends on the box checked. More in the HOA resale certificate in Texas.
Step 7: Financing and Appraisal (TREC 40-11 and 49-1)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Buyer Approval | The days written in 40-11 Paragraph 2A, counted from the Effective Date, if the contract is subject to Buyer Approval | Buyer, with the lender’s written statement if terminating | Termination notice and the lender’s written statement, if used |
| Property Approval (appraisal, insurability, lender-required repairs) | On or before the 3rd day before the Closing Date (2B) | Buyer, with the lender’s written statement if terminating | Termination notice and the lender’s written statement, if used |
| Appraisal addendum, if attached | The box checked on 49-1: waiver, partial waiver, or an additional right to terminate within the days written | The parties, in the addendum | Appraisal copy to the seller if box 3 is used |
| Lender-required repairs | Before closing; if the parties don’t agree who pays, the contract terminates (7E) | The parties | Signed amendment on who pays |
If the buyer doesn’t terminate within the 2A window, the contract is no longer subject to Buyer Approval. Under 7E, if lender-required repairs cost more than 5% of the sales price, the buyer may terminate. See the Third Party Financing Addendum, the appraisal addendum and lender-required repairs.
Step 8: Repairs, Closing and Funding (Paragraphs 7F, 9, 10)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Agreed repairs completed | Before the Closing Date (7F) | Seller | Repair documentation showing scope of work and payment, transferable warranties |
| Closing Date | The date written in 9A, or within 7 days after title objections are cured or waived, whichever is later | The parties | Any extension in a signed amendment |
| Possession | At closing and funding, or under a TREC temporary lease (10A) | The parties | Temporary residential lease, if possession changes hands at a different time |
| Smart devices | When the seller delivers possession (10B) | Seller | Access codes, usernames and apps handed over; seller’s access removed |
| Settlement | At closing | — | Final settlement statement for your side, commission disbursement authorization as approved by the broker |
If agreed repairs aren’t done by closing, the buyer may use the Paragraph 15 remedies or extend the Closing Date up to 5 days (7F).
If the Deal Terminates: Earnest Money Release (Paragraph 18)
| What | Deadline | Who decides | What the file needs |
|---|---|---|---|
| Termination notice | The deadline in whichever paragraph the termination relies on | The terminating party | Notice of Buyer’s Termination (TREC 38-8) or the seller’s notice, with any required attachment |
| Release of earnest money | After termination, either party or the escrow agent may send a release (18C) | The parties sign | Release of earnest money signed by both parties |
| Demand, if a party won’t sign | If the other party doesn’t object within 15 days after the escrow agent sends a copy of the demand, the escrow agent may disburse (18C) | The parties | Written demand and the escrow agent’s notice |
A party who wrongfully refuses to sign a release within 7 days of receiving the request is liable for damages, the earnest money, attorney’s fees and costs (18D). The parties make the release decision, not the title company and not the TCs. Walkthroughs: Notice of Buyer’s Termination and release of earnest money. Questions about whether a termination or demand is valid go to a Texas real estate attorney.
How Freedom Real Estate Services Works a Texas File
We’re a Houston-based transaction coordinator, and this checklist is the deadline side of what we do on every Texas file. We send the introduction email to the co-broke agent, escrow officer and lender, email you the key dates, track title’s receipt of the contract, track earnest money and option fee delivery, track the survey, T-47, Seller’s Disclosure and resale certificate due dates, and send 48-hour reminders on contingency dates. You get a Monday key-dates report and a Thursday status report, and after closing, a complete copy of every transaction document.
The decisions in the “who decides” column stay with you and your client. Any form we fill out, we fill out only at your specific written direction. See our Texas transaction coordinator services, or read the narrative version of this process in the Texas real estate closing process.
