When buyers are putting in an offer on a house, there are often many questions about earnest money and option money, funds that are put down in the first few days of an executed contract.  Option money, in particular, can be confusing so let’s talk about an option period in real estate and what that entails.

What is an Option Period?

In Texas, when an offer is put in on a house, the buyer can decide whether or not they want an option period.  This is a short time period, purchased by the buyer, that allows the buyer to do their due diligence on this home.  During this time, an inspection can be ordered and repairs can be negotiated with the seller.

Depending on the house and its age and condition, in addition to a regular inspection, other inspections may be ordered: pool, foundation, asbestos, or more.  All inspections are ordered and paid for by the buyer unless otherwise negotiated in the initial contract.

Why Is an Option Period Valuable?

As stated above, the option period is the time to find out exactly what you’re buying.  If an inspection reveals problems that you are unwilling to deal with, or adequate repair negotiations can’t be reached with the seller, you can walk away from the contract.  You will lose the option money but earnest money will be refunded.

Should You Opt for an Option Period?

There are very few cases where I would recommend eliminating an option period.  Buyers should know exactly what they’re getting and the only way to ensure that is to have a professional inspection done.

I have had a client waive an inspection on an investment property when it was very evident the house had foundation issues and would need improved plumbing and wiring. They were certain the inspection wouldn’t reveal more than they already knew and they used the lack of option period as a negotiating strategy to drop the price of the property.

However, even in a situation where you know an inspection will reveal issues, it can still be extremely valuable to have inspections so you can learn the full extent of what’s there.  On one property I sold, the buyers waived a standard inspection but paid extra money for an extensive asbestos inspection.  Finding large amounts of asbestos may have made their renovation plans far too costly.

How Much Option Money is Needed?

Option money in Texas is typically only a couple hundred dollars {unlike earnest money that is typically 1% of the offer price} but this is an area where an agent can negotiate to make the offer more appealing.  Increasing the option money amount can tell a seller that a buyer is very serious.  If they walk away from the deal during the option period, they have more to lose.

How Long is an Option Period?

In Texas, a standard option period is about seven days, however, this is an area that can be negotiated as well.  In a seller’s market, a shorter option period is much more attractive and three or five days is common to see.  On the flip side, a ten day option period may be requested if the option period falls over a holiday or is affected by other factors like weather.

Regardless of how many days are chosen for an option period, be sure you have enough time to get an inspector out to the house and to negotiate any repairs within that time frame.

What Happens at the End of the Option Period?

When the option period expires, the contract continues into the next phase, preparing for closing. It’s too soon to celebrate completely {wink} but you’re definitely over a big hurdle.

More Questions about the Buying Process?

If you have more questions about the home buying process, I’d love to talk.  Call me at 214.223.0443 or email at randi@repeatre.com