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 20-17 directly: Paragraph 5A (earnest money + option fee), Paragraph 5B (option period), the Third Party Financing Addendum, Paragraph 6C (survey), Paragraph 9A (closing), and Paragraph 23 (the weekend/holiday rollover rule).
Which TREC deadlines this calculator computes
- Earnest money — ¶ 5A. Default is 3 days after the Effective Date. Rolls per ¶ 23 if it lands on a Saturday, Sunday, or 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. Rolls per ¶ 23.
- Survey — ¶ 6C. Days negotiated in the contract; rolls per ¶ 23.
- 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 23 of TREC 20-17 says: if a 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 to every deadline except the option period — because ¶ 5B explicitly carves the option period out of the rollover rule.
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 to the option period. Don't. ¶ 5B is the one TREC deadline that does not roll.
- 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 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.