Texas Option Period Inspection Checklist: What to Check and How to Negotiate
By Brent Reiter, REALTOR® · Last updated November 4, 2026
The option period is your window to inspect the home, get bids and decide. During it, you can terminate the contract for any reason and get your earnest money back. Once it ends, backing out gets much harder. Here's what to inspect, especially on an older Fort Worth home, and how to use what you find.
This is a general guide, not legal advice. Confirm deadlines and contract terms with your agent or a real estate attorney.
At a Glance
- Deadline
- 5:00 p.m. local time on the last option day
- Weekends
- The option deadline does not move for weekends or holidays
- Option fee
- Due within 3 days; not refunded if you terminate
- Inspectors
- Licensed by TREC (or otherwise permitted by law)
- Hydrostatic plumbing test
- Needs the seller's written OK
- Notice
- Must be in writing
The Deadline Rules
Under paragraph 5 of the TREC resale contract, the seller gives you the unrestricted right to terminate by giving notice within the number of days after the Effective Date that you agreed to. The contract says notices under that paragraph must be given by 5:00 p.m. (local time where the Property is located) by the date specified, and that time is of the essence.
- Count days from the Effective Date, the date the contract was fully signed and accepted. There's no default length; you negotiate it.
- Pay the option fee within 3 days. If you don't, or if no amount is written in, you don't have the termination right at all.
- Weekends don't extend the option period. The weekend and holiday extension in the contract covers only delivering the earnest money and option fee.
- Notices must be in writing and sent the way the contract's notice paragraph allows. Your agent will use TREC's termination notice form.
- A repair agreement doesn't extend the option period unless you both sign an amendment that says so.
Don't wait for the last afternoon. If you're still negotiating on the final day, decide by early afternoon whether you'll terminate if there's no deal. A signed repair amendment after 5:00 p.m. won't bring your option back.
Day-by-Day Plan
- Day 1: Book the general inspector and any specialists. Get insurance quotes.
- Days 2–4: General inspection, then add-on inspections based on what it finds.
- Days 4–6: Get contractor bids for big items (foundation, roof, sewer, HVAC).
- Next to last day: Send a written repair or credit request with the report pages and bids.
- Last day, before 5:00 p.m.: Sign an amendment, or send a termination notice. If neither happens, the option ends and you move ahead.
Adjust this to the number of days in your contract. Learn more about how the Texas option period works.
What to Inspect
| Item | What to check | Who checks it |
|---|---|---|
| Foundation | Slab cracks, uneven floors, sticking doors, past repairs and warranty; pier-and-beam crawl space, shims and moisture | General inspector; structural engineer if anything's flagged |
| Roof | Age, hail damage, flashing, attic decking, past leaks | General inspector; roofer for a bid |
| Sewer line | Cracks, root intrusion, bellies, cast iron or clay pipe | Plumber with a camera (sewer scope) |
| HVAC | Age, cooling performance, ductwork, gas furnace safety | General inspector; HVAC tech for older units |
| Electrical | Panel brand and capacity, ungrounded outlets, missing GFCI/AFCI, DIY wiring | General inspector; electrician if needed |
| Plumbing | Water heater age and venting, supply pipe type, leaks, water pressure | General inspector; plumber |
| Wood-destroying insects | Termite activity or damage, prior treatment and warranty | Licensed pest control company (WDI report) |
| Pool and spa | Equipment, leaks, safety barriers, electrical bonding | Pool inspector |
| Flood risk and drainage | FEMA zone, city flood-risk areas, grading, gutters, standing water | You and your agent, plus the seller's disclosure |
Extra Checks for Older Homes
- Always add a sewer scope on a home with original plumbing. Many older Fort Worth homes have cast iron or clay sewer lines.
- Get a foundation evaluation on pier-and-beam homes and any slab with visible movement. North Texas clay soil shrinks and swells. See foundation issues in Texas.
- Ask about the electrical panel and wiring. Knob-and-tube, ungrounded circuits and some older panel brands can affect insurance.
- Expect a lead-based paint disclosure on homes built before 1978. Federal rules give you up to 10 days to test for lead unless you waive it.
- Check flood risk by address on FEMA's map and the city's map of flood-risk areas outside FEMA zones.
- Get an insurance quote before the option ends. Some carriers won't write older roofs or certain wiring.
How to Negotiate Repairs or a Credit
- Focus on big-ticket and safety items. Foundation, roof, sewer, electrical hazards, active leaks and termites. Skip cosmetic items.
- Back up the request with bids, not guesses. Sellers respond to numbers.
- Choose your ask: seller repairs, a price reduction, or a credit toward closing costs. A credit lets you hire your own contractor, but your lender must allow it.
- Put any agreement in a signed amendment before the option ends.
- If the seller makes repairs, the contract requires licensed contractors where a license is required, any required permits, completion before closing, and you should ask for receipts and warranties.
Lender-required repairs are different. Unless you agree otherwise in writing, neither side has to pay for repairs the lender requires (including wood-destroying insect treatment). If you can't agree, the contract terminates and you get your earnest money back. If lender-required repairs cost more than 5% of the price, you can terminate.
Thinking about buying or selling in Fort Worth? I was born and raised here, and I help buyers and sellers across DFW from my office in the Mid-Cities. Call or text anytime, no pressure.
Brent Reiter, REALTOR®
Brent Sells DFW · 817-874-1602
Local Resources & Citations
Frequently Asked Questions
What time does the option period end in Texas?
Under the TREC resale contract, termination notices must be given by 5:00 p.m. local time where the property is located on the last day of the option period.
Does the option period include weekends in Texas?
Yes. The option period counts calendar days and isn't extended if it ends on a weekend or holiday. Only the deadline to deliver the earnest money and option fee moves to the next business day.
Should I get a sewer scope in Texas?
On an older home, yes. A general inspection doesn't look inside the main sewer line. A camera scope can find cracks, roots or sagging pipe, which can be expensive to fix.
Can I back out after the option period ends?
Only if another part of the contract lets you, such as financing, appraisal, title, HOA document or disclosure provisions. Otherwise you may lose your earnest money. Ask your agent or attorney before you act.
Can I ask for a credit instead of repairs?
Yes. Many buyers ask for a price reduction or a credit toward closing costs. Your lender has to approve the credit, so check with them before you sign the amendment.