The Option Period in Texas is the most important phase of the entire transaction. It’s your due-diligence window—the time when we inspect everything, negotiate repairs, uncover hidden issues, and ultimately decide whether this home is right for you.
The timeline is fast, the workload is heavy, and the decisions matter.
When I represent buyers in North Texas, I manage the entire inspection process from start to finish so nothing gets missed and your Option Period is used strategically.
Here’s the complete inspection timeline I follow—day by day.
1. Day 0 — Contract Executed
This is the day the contract becomes binding. The Option Period starts immediately.
What I do:
✔️ Schedule your inspections
✔️ Coordinate with listing agent
✔️ Review disclosures
✔️ Review survey & T-47
✔️ Start evaluating possible red flags
✔️ Advise you on specialists we may need
The sooner we schedule inspections, the more time we have to react.
2. Day 1 — General Inspection (The Big One)
This is the most important inspection.
The general inspector checks:
✔️ Foundation clues
✔️ Roof condition
✔️ HVAC systems
✔️ Plumbing
✔️ Electrical systems
✔️ Attic
✔️ Water heater
✔️ Appliances
✔️ Ventilation
✔️ Exterior grading
✔️ Windows & insulation
✔️ Safety issues
I attend this inspection with you so we can walk the property together and discuss the findings.
3. Day 1 or 2 — Follow-Up Specialist Inspections
Depending on general inspection findings, I quickly schedule specialists:
✔️ Foundation engineer
✔️ HVAC technician
✔️ Licensed plumber
✔️ Electrician
✔️ Roofer
✔️ Pool technician
✔️ Sewer scope technician
✔️ Termite/WDI inspector
Not every home needs all of these.
But when something looks suspicious, I get the right experts on site immediately.
4. Day 2 — Termite / WDI Inspection
This is a quick inspection that looks for:
✔️ Termites
✔️ Wood-destroying insects
✔️ Damage to structural components
These issues are common in older North Texas homes, especially those with wood trim or moisture problems.
5. Day 2 or 3 — Sewer Scope (If Needed)
A sewer scope is essential for:
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Older homes
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Homes with large trees
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Homes built before PVC plumbing
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Homes with drainage issues
The technician sends a camera through the sewer line to check for:
✔️ Blockages
✔️ Cracks
✔️ Bellies
✔️ Root intrusion
✔️ Collapsed pipe
This inspection can save thousands of dollars in surprise repairs.
6. Day 3 — Roof Inspection (If Needed)
If the general inspector sees hail damage or missing shingles, I bring a roofer to evaluate:
✔️ Hail impact
✔️ Shingle condition
✔️ Granule loss
✔️ Ridge issues
✔️ Flashing
✔️ Chimney integrity
Insurance claims are common in North Texas—we want to know your risk.
7. Day 3–4 — Foundation Engineering Evaluation (If Needed)
In Texas, foundation movement is one of the biggest concerns.
If there are signs of movement, I schedule an engineer.
They check:
✔️ Elevation readings
✔️ Settling patterns
✔️ Cracks
✔️ Drainage
✔️ Soil conditions
Their report helps us determine whether repair is needed—or whether the home is normal for this area.
8. Day 3–5 — Gather All Reports & Begin Negotiation Prep
By this point, we have:
✔️ General inspection report
✔️ Specialist reports
✔️ Photos
✔️ Repair estimates
✔️ Foundation or HVAC evaluations
✔️ Sewer scope results
I put everything together and prepare a strategy for negotiations.
9. Day 4–6 — Negotiate Repairs or Seller Concessions
This is where we create the Amendment to Contract.
We can ask for:
✔️ Repairs
✔️ Price reduction
✔️ Seller concessions
✔️ Home warranty
✔️ Closing cost credits
✔️ Nothing (if home is in great shape)
I tailor the strategy based on:
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Severity of issues
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Seller motivation
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Competition level
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Appraisal risk
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Your long-term plans
Negotiations can take 24–72 hours depending on the seller.
10. Day 6–7 — Final Decisions
As we approach the end of the Option Period, we make your final call:
✔️ Move forward as-is
✔️ Move forward with repairs
✔️ Move forward with concessions
✔️ Terminate and find a better home
I give you clear recommendations based on:
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Cost
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Risk
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Resale impact
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Long-term maintenance
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Investment value
Your decision is always respected and supported.
11. Day 7–10 — Option Period Ends
Once the Option Period ends:
✔️ You’re fully committed to the contract
✔️ Earnest money becomes at risk
✔️ Repairs are scheduled
✔️ Appraisal is finalized
✔️ Loan moves to underwriting
From here, the process becomes much smoother.
My Job During the Inspection Timeline
When you work with me, I:
✔️ Schedule every inspection
✔️ Attend inspections with you
✔️ Identify red flags
✔️ Recommend the right specialists
✔️ Gather repair estimates
✔️ Negotiate effectively
✔️ Track deadlines
✔️ Keep the process stress-free
This is where having an experienced agent matters most.
Bottom Line: Inspections in Texas Move Fast—And Strategy Matters
The Option Period is your chance to fully understand the home you’re buying.
My job is to help you get the most out of every minute so you make the right decision with total confidence.
Ready for a Realtor Who Manages Every Detail of Your Inspections?
If you want a smooth, professional Option Period experience in North Texas, I’d love to help.
