Texas closings break in predictable places: a missed option-period deadline, an earnest-money receipt that never reached the title company, a financing notice that was emailed but not acknowledged, a survey objection that was never resolved. This checklist walks through a TREC 20-17 transaction in order — from execution to closing — and flags the deadlines and TREC paragraphs at every step.
Day 0 — Effective Date
- Confirm the Effective Date in writing per ¶ 8 (date the last party signed and delivered).
- Open file with title company; deliver executed contract and any addenda.
- Run the deadline calculator with the contract values; share dates with your client.
- Confirm where earnest money and option fee are being delivered and to whom.
Days 1-3 — Option fee + earnest money (¶ 5A)
- Buyer delivers option fee (default 3 days, ¶ 23 rollover applies if it lands on a weekend or holiday).
- Buyer delivers earnest money to escrow agent (default 3 days, ¶ 23 rollover applies).
- Confirm escrow receipt in writing.
- Schedule inspections inside the option period — leave room for follow-up specialty inspections (foundation, septic, pool).
Days 1 through option-period expiry — Inspections + amendments (¶ 5B)
- General inspection within first 2-3 days of option period.
- Specialty inspections (foundation, septic, pool, structural) before mid-option to leave room for follow-up.
- If repairs are negotiated, draft and execute TREC Form 39-9 (Amendment to Contract) before the option expires.
- If terminating, deliver TREC Form 38-8 (Notice of Buyer's Termination) before 5:00 PM on the option expiry day. ¶ 5B does not roll over weekends or holidays.
Title commitment window (¶ 6A)
- Title commitment delivered to buyer per the contract's day-count.
- Buyer reviews exceptions and Schedule B items.
- Buyer's objection deadline runs from receipt of the commitment.
- Negotiate cures with seller or terminate per ¶ 6D.
Survey deadline (¶ 6C)
- Order survey if seller is providing a new one, or request the existing survey + T-47 affidavit if reuse is allowed.
- Verify the survey shows what the contract describes.
- Resolve any encroachment or easement issues with title before closing.
Financing deadline — Third Party Financing Addendum (40-11)
- Buyer's lender sends loan-status updates to listing agent.
- If financing fails by the deadline, buyer can terminate per the addendum and recover earnest money.
- If the deadline passes without termination notice, the financing contingency is gone — buyer cannot back out for financing reasons after that.
- Rolls per ¶ 23 if the deadline lands on a weekend or federal holiday.
Final walk-through
- Schedule for the day before closing or the morning of closing.
- Verify any contracted repairs are completed and documented.
- Verify property condition matches the executed contract — no material changes.
- Take photos of any new issues for documentation.
Closing day (¶ 9A)
- Confirm closing time and location with the title company 24 hours prior.
- Buyer brings government-issued ID and cashier's check or wire confirmation for closing costs.
- Seller brings government-issued ID and any keys, garage remotes, alarm codes, pool keys.
- Closing documents reviewed and signed.
- Funding confirmed (purchase money transferred).
- Deed recorded with the county clerk.
- Keys delivered.
Post-closing
- Confirm earnest money disbursement matches the closing statement.
- Send the client a closed-deal package: closing disclosure, deed copy, title policy when issued, and any final statements.
- Add the client to your past-client follow-up cadence (anniversary cards, market updates, referrals).
Where this checklist breaks
It breaks in the gap between deadlines. Agents track the option-period date and the closing date — the two anchors — and miss everything in between. Earnest-money receipts go un-confirmed. Title commitments arrive on day 12 and the buyer doesn't review until day 18, two days past the objection deadline. Financing letters get emailed but never acknowledged.
This is exactly what an automated transaction coordinator solves. Every deadline tracked, every party reminded, every email confirmed. Dossie does this for every active deal automatically.