TREC updates its promulgated forms periodically. The July 1, 2026 update is one of the more substantial revision cycles in recent years — four forms change version numbers, and the Seller's Disclosure Notice (OP-H) adds four new disclosure categories that matter especially for acreage and rural properties.
This guide covers every change, who it affects, and what your to-do list looks like before July 1.
What is changing July 1, 2026
| Form | Old version | New version | Key change |
|---|---|---|---|
| One to Four Family Residential Contract (Resale) | 20-18 | 20-19 | Updated seller disclosure requirements, new water rights sections |
| Third Party Financing Addendum | 40-11 | 40-12 | Financing contingency language cleaned up and clarified |
| Amendment to Contract | 39-10 | 39-11 | Mostly formatting — no substantive changes |
| Seller's Disclosure Notice | OP-H (prior) | OP-H (July 2026) | Four new disclosure categories added (see below) |
What is NOT changing
The July 2026 updates revise form numbers and add disclosure language. The underlying deadline mechanics are identical to what you have been using.
- Option period math: Still counted in calendar days from the Effective Date. Still ends at 5:00 PM local time. Still does not roll for weekends. Nothing changes.
- Financing contingency timing: The 40-12 addendum restructures the language, but the financing contingency still runs from the Effective Date the same way 40-11 did.
- The rollover rule (TREC paragraph 23): Any time period that lands on a Saturday, Sunday, or federal holiday still extends to the next business day — same as always.
- Earnest money delivery: Still due within the number of days specified, still rolls per paragraph 23.
The 20-19 resale contract: what agents need to know
The 20-19 resale contract replaces 20-18 as the standard One to Four Family Residential Contract (Resale). The structural changes agents will notice:
- Seller disclosure requirements: Updated language tightens what the seller must affirmatively disclose in the contract itself — separate from the OP-H disclosure notice.
- Water rights sections: New language addresses water rights more explicitly, which matters in rural and acreage transactions where surface water, groundwater rights, or wells are present.
- Everything else: The paragraph numbering, option period mechanics, earnest money structure, title policy provisions, and closing date framework are all unchanged from 20-18.
If you have saved templates in Dotloop, SkySlope, or another brokerage platform pre-filled with your standard terms, those templates need to be updated to reference 20-19 before July 1.
The 40-12 financing addendum
The 40-12 financing addendum replaces 40-11. The change is primarily editorial: the financing contingency language has been reorganized for clarity. The substance — what triggers the contingency, how the buyer exercises their right to terminate, what happens to earnest money if financing falls through — is the same.
Agents who currently use 40-11 as a matter of habit will attach 40-12 starting July 1. The conversations with buyers and lenders do not change.
The 39-11 amendment
The 39-11 amendment replaces 39-10. This is the TREC Amendment to Contract used for closing date extensions, price changes, option period extensions, and other mid-transaction modifications.
The change is formatting only. No substantive provisions are different. Update your saved amendment template to reference 39-11 and move on.
The OP-H deep dive: four new disclosure categories
The Seller's Disclosure Notice update is the part agents are most confused about — and the part that creates the most real liability risk if overlooked. Four new categories are added to the OP-H:
1. Insurance history
Sellers must now disclose past insurance claims that could affect the property's insurability. This is significant for buyers trying to obtain homeowners insurance — a prior water damage or mold claim can make a property difficult or expensive to insure. Sellers who have had claims are now required to disclose them rather than hope buyers don't ask.
2. Private road maintenance
For properties on private roads, sellers must disclose who is responsible for road maintenance and whether a written maintenance agreement exists. This matters enormously for rural properties and subdivisions with private easements. If no agreement exists, a buyer could inherit a shared road with no legal mechanism to compel neighbors to share costs.
3. Above-ground storage tanks
Propane tanks, agricultural fuel tanks, and other above-ground storage tanks must now be disclosed. This is primarily relevant for rural properties and ranches. Environmental liability and lender requirements can both be affected by the presence of storage tanks.
4. Conservation easements
Deed restrictions limiting property use — including conservation easements recorded with the county — must be disclosed. Conservation easements can significantly restrict what a buyer can do with the land: building restrictions, restrictions on clearing vegetation, restrictions on subdivision. A buyer who doesn't know about a conservation easement before closing is in a very difficult position after.
Your pre-July 1 checklist
- Confirm your brokerage platform has updated its templates. Dotloop, SkySlope, Lone Wolf, and similar systems publish their own TREC form updates. Check with your broker or the platform directly to confirm 20-19, 40-12, and 39-11 will be available before July 1. Do not assume — ask explicitly.
- Update any saved form templates you use manually. If you fill PDFs directly or use saved forms outside your brokerage system, you need to swap in the new versions.
- Brief your sellers on the new OP-H categories. Especially for acreage and rural properties. Walk through the four new categories at listing appointment time so they can gather relevant information before the disclosure is due.
- Brief your buyers. Buyers on acreage and rural properties should know what the new OP-H categories mean and what to look for in the disclosure they receive from the seller.
- Do not write contracts after July 1 on old forms. A 20-18 executed on July 2 is noncompliant. TREC's enforcement posture on form compliance is real.
What this means for ongoing files
If you have transactions in progress that were executed before July 1 using 20-18 and 40-11, those contracts are valid and do not need to be re-executed. The new form versions apply to new contracts only.
Amendments to existing contracts that were written on 20-18 should still use 39-10 to match the original contract version, or 39-11 if your brokerage has already moved over and the parties agree. Check with your broker on their preferred protocol for amendments to pre-July 1 contracts.