Heard people talk about the Texas “option period” and wonder how it protects you when buying in Burleson? You are not alone. This short window can be your safety net for inspections, negotiations, and smart decisions. In this guide, you will learn what the option period is, how fees and deadlines work, and what to prioritize locally. Let’s dive in.
Option period basics
The option period is a negotiated number of days after your contract is executed where you have an unconditional right to cancel for any reason. In most Texas transactions, this right is created in the standard residential contract forms that are widely used in our state. You can review the structure of these forms on the TREC forms page.
During the option period, you can complete inspections, request repairs or credits, or choose to terminate. Typical lengths are market driven and often range from about 3 to 10 days, with 7 days common in many markets. The length, the fee, and the start date are all negotiated in your contract.
Fees: option vs. earnest money
The option fee is a separate negotiated payment that buys your right to terminate during the option period. It is usually due at or shortly after contract execution and is typically nonrefundable if you terminate. Whether the fee is credited at closing depends on your contract.
Earnest money is different. It is a good‑faith deposit held by the title company. It stays in escrow and is released or forfeited according to the contract’s terms. If you terminate properly within the option period, the seller usually keeps the option fee and you typically receive your earnest money back under the contract’s procedures.
Timeline and deadlines
When the clock starts
Your option period generally starts on the contract’s effective date, which is the date all parties have signed and the last party has delivered notice of acceptance per the contract. The effective date and notice rules are set out in the standard agreements found on the TREC website.
Paying the option fee
Deliver the option fee as your contract specifies. In some deals, the fee goes directly to the seller. In others, it is delivered to the title company. Always follow the written instructions and keep a receipt.
Schedule inspections early
Book your general home inspection immediately. Strong buyers often schedule within 24 to 48 hours of contract acceptance. If the general inspector flags concerns, you can bring in specialists like a foundation expert, roofer, HVAC technician, or pest inspector. Local clay soils and storm patterns make certain inspections especially important in Burleson, which we cover below.
How to terminate
If you choose to terminate under the option, you must deliver written notice within the option period and in the way your contract requires. Get proof of delivery, such as an email read receipt or a signed confirmation.
After the deadline
If you do not terminate before the option period expires, you lose the unilateral right to cancel under this clause. The contract continues, and termination later may only be possible under other contingencies in your agreement.
Burleson due diligence priorities
Verify county and records
Burleson spans Tarrant and Johnson counties. Confirm which county your property is in, then review local records and tax data. For Tarrant County, check the Tarrant Appraisal District. For Johnson County, use the Johnson County Appraisal District. These resources help you confirm taxable value, exemptions, and other property details.
Foundations and clay soils
North Central Texas soils can expand and contract with moisture changes, which may affect slabs and piers. If your inspector notes signs of movement, consult a structural or foundation specialist. For background on expansive soil behavior, see guidance from Texas A&M AgriLife Extension.
Roofs, storms, and drainage
Hail and wind events occur in the Fort Worth–Arlington area. Ask your inspector to focus on roof age and condition. Review gutters, grading, and runoff patterns to reduce water intrusion risk. If you want to confirm flood zone status, check the FEMA Flood Map Service Center.
Termites and wood‑destroying organisms
Termite activity is common in many parts of Texas. A separate WDO inspection by a licensed professional is typical. You can learn more about licensing and oversight through the Texas Department of Agriculture’s Structural Pest Control program.
HVAC capacity and service history
Hot summers mean HVAC performance matters. Ask for service records and filter replacement history. Consider a system evaluation if the unit is older or shows inconsistent cooling.
Septic or sewer considerations
If a property is not on municipal sewer, plan for a septic inspection. For older homes on sewer, a camera scope can reveal line condition and potential root intrusion.
Strategy in competitive offers
In the Fort Worth–Arlington metro, market conditions can influence option terms. When competition rises, buyers sometimes shorten the option period or offer a higher option fee to strengthen the offer. For broad regional context, you can track market data through the Texas A&M Real Estate Research Center.
If you decide to shorten the option period, manage risk by:
- Scheduling the general inspection within the first 24 to 48 hours.
- Asking for seller disclosures before you craft your offer, when possible.
- Ordering key follow‑up inspections quickly if red flags appear.
- Staying in daily contact with your agent, title, and inspectors.
If the market shifts toward buyers, you may negotiate a longer option period, modest option fee, and more robust repair requests. Either way, use specific repair quotes and attach inspector findings to support any amendment requests.
What to inspect during the option period
Use this prioritized checklist:
- General home inspection right away.
- WDO/termite inspection by a licensed pro.
- Structural or foundation specialist if the report suggests movement.
- Roof evaluation if age or condition is uncertain.
- HVAC service check and a review of service records.
- Sewer scope or septic inspection when applicable.
- Specialty inspections as needed, like pool, well water, mold, or lead paint for older homes.
- Document review: seller’s disclosure, HOA rules and dues, title commitment, and survey.
Timing, paperwork, and delivery
- Calendar the option deadline and exact cutoff time listed in your contract.
- Deliver the option fee and keep the receipt.
- Submit any repair amendment requests with documentation early enough to negotiate.
- If you choose to terminate, send written notice before the deadline and keep proof of delivery.
- Coordinate earnest‑money release instructions with the title company per your contract.
Quick buyer checklist
- Confirm the effective date and calculate your option deadline.
- Pay the option fee as instructed and save the receipt.
- Book inspections immediately and line up specialists.
- Review HOA documents, title commitment, tax records, and survey.
- Gather repair estimates to support any requests.
- Send repair amendments or termination before the deadline with proof of delivery.
Work with local pros
A smooth option period comes down to tight timelines, responsive vendors, and clear communication. You want an agent who knows Burleson neighborhoods, understands county differences, and can move fast with inspectors, title, and lenders. If you need a one‑stop experience with in‑house mortgage and title support, the team at Niles Realty Group can coordinate your inspections, paperwork, and negotiation strategy so you meet every deadline with confidence.
FAQs
What is the Texas option period in a home purchase?
- It is a negotiated window after contract execution where you can inspect and unilaterally cancel for any reason by giving written notice within the deadline, as set out in the standard forms available on the TREC website.
How are option fee and earnest money different?
- The option fee buys your right to terminate and is usually nonrefundable, while earnest money is a good‑faith deposit held in escrow and is released based on the contract.
When does my option period start in Burleson?
- It typically starts on the effective date listed in the contract, which is the date all parties sign and the last party delivers notice of acceptance per the contract’s notice provisions.
Who gets my option fee and is it credited at closing?
- The contract controls delivery and credit. Often the seller receives the fee, and whether it is credited at closing depends on what you and the seller agreed to in writing.
What if I miss the option deadline?
- You lose the unilateral right to terminate under the option clause. You may only be able to cancel later if another contingency applies and the contract allows it.
What inspections are most important in Burleson?
- Start with a general inspection, then consider foundation, roof, WDO/termite, HVAC, and sewer or septic checks. Local clay soils and storm history make these priorities common. For soil background, see Texas A&M AgriLife Extension.
