Free tool for TCs and agents
TREC 20-19 deadline calculator
Enter the Effective Date and the days in the contract. You get the option period end and the earnest money and option fee due date, with the weekend and holiday rule applied the way the form says.
Date of final acceptance (page 10)
Paragraph 5B
Paragraph 5A(1), if used
Pick an Effective Date to see the deadlines.
How these deadlines are counted
- The Effective Date is day 0. Day 1 is the next calendar day. The contract counts calendar days, not business days.
- Earnest money and option fee: within 3 days after the Effective Date (Paragraph 5A). If that last day falls on a Saturday, Sunday or Legal Holiday, it moves to the end of the next day that isn't one (Paragraph 5A(2)). Additional earnest money follows the same rule.
- Option period: ends at 5:00 p.m. local time where the property is located on the last day (Paragraph 5B). There is no weekend or holiday extension for the option period. If it ends on a Sunday, it ends on that Sunday.
- "Legal Holiday" is defined by the form as the holidays in Texas Government Code §662.003(a), plus June 19 and the Friday after Thanksgiving (§662.003(b)(4) and (6)). Other state holidays, such as December 24 and 26, aren't included. The calculator uses the statutory dates and doesn't apply "observed" Mondays.
This calculator applies the standard TREC 20-19 language. Special provisions, addenda or amendments can change deadlines. Check the actual contract, and when a deadline is close, confirm it with the broker or a Texas real estate attorney. Not legal advice. Sources: TREC 20-19 Paragraph 5; Texas Government Code §662.003; Texas A&M Real Estate Center, “Option Period Basics”.
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More guides
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General information only, not legal advice. TxtAnOffer is an independent tool and is not affiliated with or endorsed by the Texas Real Estate Commission (TREC). Terms · Privacy