TC File Check

Drop a filled TREC 20-19 PDF.Drop a filled CBS1 PDF. We'll tell you what's missing before title kicks it back.

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+ Also have the 40-11, 41-3 or 39-11? Add up to 3 to cross-check them against the contract, too.+ Also have the buyer’s Exclusive Right-to-Buy, an Amend/Extend, Counterproposal, Inspection Objection Notice or Source of Water Addendum? Add up to 3 to check them against the CBS1.
Your PDF is written to a temporary file, checked, then deleted — normally within seconds (bulk uploads: when the batch finishes). On the Brokerage plan, contracts forwarded from your brokerage’s emails go to its archive (on by default; the brokerage can turn it off).

What this checks · Texas TREC 20-19

  • Property address, county — and the address header on every page
  • Buyer & Seller legal name
  • Earnest money, option fee, option period days
  • Escrow agent, title company
  • Effective Date, and a closing date that's real and after it
  • Initials on pages 1–9: one per buyer and seller, from the right person
  • Sales price math: 3A + 3B = 3C
  • “Check one box only” conflicts (survey, Seller’s Disclosure, As Is, possession, owners association)
  • Seller’s Disclosure delivery days and 12B broker contributions filled in
  • Page 12 receipts match the option fee and earnest money
  • 40-11 addendum loan amount, and Third Party Financing listed and attached
  • Business terms written into Special Provisions (Paragraph 11)
  • Notice email addresses that would bounce
  • Signatures on pages 10–11
  • Scanned or flattened PDFs

Every check above is verified directly against TREC's actual 20-19 form fields — not guessed from field names, which routinely lie about their own position. The 40-11 can be its own separate PDF — it doesn't need to be merged into the contract file.

Comparing an original against a later version? See exactly what changed →

Auditing a whole closed-file archive? Bulk-check up to 20 files free (200 with a Brokerage join code) →

Want checklists and TREC form references instead? Visit the free TC Hub →

What this checks · Colorado CBS1 (2026)

  • Property street, city, county — and that the state is Colorado
  • Buyer & Seller names, contract date
  • §4.1 price table: Earnest Money + loan + Cash at Closing = Purchase Price, and both TOTAL lines
  • Earnest Money amount and Earnest Money Holder
  • Loan amount vs. loan type checked (§4.5.3), and Available Funds (§4.4.3)
  • Blank or N/A deadlines that delete a contingency under §3.2: loan, appraisal, inspection, title objection
  • §3.1 deadlines out of order (delivery → objection → resolution) or after the Closing Date
  • Closing Date blank, on a weekend, or on a federal or Colorado holiday
  • Possession before closing, Acceptance Deadline after closing
  • Both boxes checked where only one applies, and two payers on one §15 fee
  • §29 compensation lines checked with no % or $
  • Lead-based paint deadlines left blank
  • Amend/Extend and Counterproposal: the contract re-checked as amended — a new date that lands after closing, a deleted loan or inspection deadline, conflicting boxes, a price change
  • Inspection Objection Notice dated after the Inspection Objection Deadline, or with no description
  • Attached forms that name a different property or contract date; a Source of Water Addendum listed in §31 but not attached
  • HB26-1426: the CBS1 marks a buyer’s agent or transaction-broker but no Exclusive Right-to-Buy is attached (signatures aren’t checked); an attached one whose Listing Period doesn’t cover the contract date, names a different buyer, or states no compensation
  • Signatures
  • Foreclosure CBS (CBSF1) and Colorado forms not listed here
  • Scanned or flattened PDFs

Checked against the Colorado Real Estate Commission’s published CBS1 (mandatory since January 1, 2026), field by field. Flags likely issues; not legal advice. Not affiliated with the Colorado Real Estate Commission.