Buying in West University Place moves quickly, and strong homes often draw multiple offers. In that rush, the Texas option period is your safety valve. It gives you a short, negotiated window to inspect the home and decide whether to move forward, ask for repairs or credits, or walk away. In this guide, you’ll learn exactly how the option period works in Texas, what timelines and fees look like in West U, and how to use this time to your advantage. Let’s dive in.
What the Texas option period is
The option period is a negotiated number of days after your contract is executed when you have an unrestricted right to terminate for any reason. In exchange, you pay the seller an option fee. This right is created by your purchase contract, commonly the TREC One to Four Family Residential Contract (Resale), and the contract’s wording controls all deadlines and obligations.
If you close on the home, the option fee is typically credited to you at closing. If you terminate during the option period, the seller usually keeps the fee. To terminate, you must deliver written notice according to the contract’s notice provisions before the deadline. If you miss the deadline, you lose the unrestricted termination right.
It is important to know that the option period is separate from other contingencies. Financing, appraisal, and other timelines operate independently of the option window. Your agent will help you track all deadlines so nothing slips.
West U timelines and fees
West University Place is a high-demand Inner Loop market. Sellers weigh option length and fee alongside price, earnest money, and your financing strength. Expect the following ranges:
- Typical option length in Houston: 5 to 7 days is common. Larger or older homes may warrant 7 to 10 days for specialty inspections.
- Competitive situations: 1 to 3 days is possible, or sellers may ask buyers to waive the option period.
- Typical option fee: often $100 to $500 in Houston. In competitive West U offers, buyers sometimes offer $500 to $1,500 or more.
- Tradeoffs: Some buyers pay a higher fee to secure a longer window. Others shorten the period and offer a higher fee to look stronger.
Inspections to book first
Your option period is your inspection window. Move fast so you have time to review results and make decisions.
- General home inspection by a licensed inspector, covering structure, roof, electrical, plumbing, HVAC, and more.
- Wood-destroying insect (WDI) inspection, common in Houston and often requested by lenders or sellers.
- Sewer scope to camera the main line. This is especially useful on older Inner Loop homes where tree roots or breaks are possible.
Book these the same day or the next business day after contract execution. Fast scheduling protects your negotiating leverage.
Specialty inspections for Inner Loop homes
Depending on what the general inspector finds, you may add specialists common to West U properties:
- Foundation or structural engineer evaluation for movement, major cracks, or slab concerns.
- HVAC specialist to evaluate age, performance, and remaining useful life.
- Roof specialist to assess condition and leak risk.
- Pool and spa inspection if the home has these features.
- Mold or indoor air quality testing, and lead paint or asbestos testing for older homes when conditions suggest it.
- Drainage and flooding review, plus a check of publicly available floodplain maps and seller disclosures regarding prior claims.
Plan specialist visits so reports arrive before the option deadline. That timing keeps your choices open.
Plan your 7-day option window
Here is a simple model for a 7-day option period in West U:
- Day 0: Contract executed. Pay option fee and earnest money per contract. Confirm the exact calendar deadline and who holds the option fee.
- Days 0 to 1: Schedule general, WDI, and sewer scope inspections immediately. Book any likely specialists.
- Days 1 to 4: Inspections occur, and reports arrive. Review results with your agent and decide if specialists are needed.
- Days 4 to 6: Draft repair or credit requests as a written amendment, or prepare to terminate if issues are unacceptable.
- Day 7: Deliver written termination before the deadline if you are not proceeding, or continue forward and finalize any agreed repairs in writing.
Do not assume your option period extends because a negotiation is ongoing. The deadline controls your unrestricted right to walk away.
Negotiate repairs or credits
Inspection results guide your next move. If you find issues beyond your comfort level or budget, you can terminate within the option period and move on. If you want to proceed, your agent will prepare a written amendment requesting repairs, a credit, or a price reduction.
Remember, sellers are not obligated to make repairs simply because you ask. They can accept, counter, or decline. Your leverage is highest before the option period expires. After that, you can still negotiate, but you no longer have the unrestricted right to terminate.
Smart strategies for West U buyers
Different goals call for different approaches. Here are three common strategies in West U:
Strategy A: Conservative protection
- Request 7 to 10 days if the market allows.
- Offer a modest fee, often $200 to $500, or more if needed for a stronger offer.
- Book general, WDI, and sewer scope immediately, plus specialists if recommended.
Strategy B: Competitive but protected
- Shorten the option period to 3 to 4 days and increase the fee, for example $500 to $1,000.
- Prioritize general, WDI, and sewer scope within the shortened window.
- If more specialists are needed, plan them quickly and accept some risk.
Strategy C: Waive the option period
- This is the most competitive and the highest risk. You give up the unrestricted termination right for inspection reasons.
- Consider only if you are comfortable with potential repairs, have done pre-offer inspections, or are willing to take on risk.
Avoid these common pitfalls
- Waiting to schedule inspections. You lose negotiating power if reports arrive at the last minute.
- Missing the written termination deadline. A late notice can cost you your option right.
- Assuming sellers must repair. Repair requests are a negotiation, not a guarantee.
- Overlooking sewer, foundation, or drainage. These are frequent concerns in older Inner Loop homes.
- Ignoring other timelines. Financing and appraisal run on separate schedules, so coordinate with your lender.
How your agent coordinates the details
A strong agent makes the option period smooth and low stress. Early on, your agent will confirm the exact option deadline, arrange payment of the option fee and earnest money per the contract, and schedule inspectors right away. You will get inspection reports quickly, and your agent will help you interpret them.
Next, your agent will prepare and deliver any repair or credit requests as a formal amendment. If you decide to terminate, your agent will deliver written notice before the deadline according to the contract. Your agent also coordinates with the title company or escrow holder, tracks timelines, and keeps your lender informed.
Ready to buy in West U?
The option period is short, but it is one of the most powerful tools you have. With clear timelines, fast inspections, and steady guidance, you can compete confidently while protecting your interests. If you are exploring West University Place, let’s talk about a plan that fits your goals and risk tolerance.
Schedule a personalized market consultation with Tahira Syed.
FAQs
What is the Texas option period in a home purchase?
- It is a negotiated window after contract execution when you can terminate for any reason in exchange for an option fee, following the contract’s rules and deadlines.
How long is a typical option period for West U homes?
- In many Houston transactions it is 5 to 7 days, with 7 to 10 days for larger or older homes; in competitive cases it can be as short as 1 to 3 days.
How much is the option fee for West University Place?
- Fees often range from $100 to $500 in Houston, but in competitive West U offers buyers sometimes pay $500 to $1,500 or more.
What inspections should I schedule during the option period?
- Book a general home inspection, WDI inspection, and sewer scope immediately, then add specialists like foundation, HVAC, roof, or pool as needed.
Does the option fee get credited back if I close?
- In many contracts the option fee is credited to you at closing, but if you terminate during the option period the seller typically keeps the fee.
How do repair negotiations work during the option period?
- You submit repair or credit requests as a written amendment; the seller can accept, counter, or decline, and you can choose to proceed or terminate before the deadline.
Is the option period the same as a financing contingency in Texas?
- No. The option period is your unrestricted termination right, while financing and appraisal have separate timelines and requirements under the contract.
