A Texas residential contract has eight or more deadlines that can each fail a deal. Most agents juggle them in their head or in a paper checklist. This calculator runs the math against TREC Form 20-19 directly: Paragraph 5A (earnest money + option fee, with the Paragraph 5A(2) weekend/holiday rollover), Paragraph 5B (option period), the Third Party Financing Addendum, Paragraph 6C (survey), and Paragraph 9A (closing).
Which TREC deadlines this calculator computes
- Earnest money — ¶ 5A. Default is 3 days after the Effective Date. Rolls per ¶ 5A(2) if it lands on a Saturday, Sunday, or Legal Holiday (Texas Gov't Code §662.003(a), (b)(4), (b)(6) — includes Juneteenth and the Friday after Thanksgiving, neither of which is a federal holiday).
- Option fee — ¶ 5A. Default 3 days. Same rollover rules as earnest money.
- Option period expiry — ¶ 5B. Calendar days from the Effective Date, no rollover. Ends at 5:00 PM local. The calculator explicitly warns you if this lands on a weekend or holiday.
- Financing — Third Party Financing Addendum (TREC 40-11). Whatever you negotiated — 21 days is a common starting point. Fixed calendar date, no rollover.
- Survey — ¶ 6C. Days negotiated in the contract; fixed calendar date, no rollover.
- Closing date — ¶ 9A. The date you specified. Standard practice is to set actual closing time with the title company.
Why the rollover rule matters
Paragraph 5A(2) of TREC 20-19 says: if the earnest money, option fee, or additional earnest money deadline falls on a Saturday, Sunday, or legal holiday, it rolls forward to the next day that isn't one of those. The calculator applies this rule only to those ¶ 5A deadlines — title objection, survey, financing, and closing are fixed calendar dates with no rollover, and the option period (¶ 5B) likewise always ends on its exact calendar day regardless of the day of week.
How agents typically miscount
Three errors come up over and over:
- Treating Effective Date as Day 1. It's Day 0. A 3-day deadline starting on the 1st lands on the 4th, not the 3rd.
- Applying rollover outside earnest money and the option fee. Don't. Only ¶ 5A(2) deadlines roll — title, survey, financing, closing, and the option period (¶ 5B) are all fixed calendar dates.
- Counting business days. TREC counts calendar days for everything — weekends are included in the count, the rollover rule only kicks in if the final day of an earnest money or option fee deadline lands on a weekend or holiday.
Use the calculator
Plug in your contract values and let the calculator do the math. If you want this for every active deal automatically, that's exactly what Dossie does.