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Yes! You can use AI to fill out Texas Real Estate Commission (TREC) One to Four Family Residential Contract (Resale) (TREC No. 20-18)

Q: How complex is TREC 20-18 to fill out?

TREC 20-18 has a Form Complexity Index of 73 out of 100 (complex tier), calculated deterministically from the form structure: 267 fillable fields across 11 pages, 62 sections, 46 conditional fields. A base score weighs field count (36%), input difficulty by field type (26%), page count (15%), conditional logic (16%) and structure (7%), then adds modifiers for tables, instruction pages and layout density. The Instafill AI fills TREC 20-18 accurately in under a minute.

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Texas Real Estate Commission (TREC) One to Four Family Residential Contract (Resale) (TREC No. 20-18), page 1

Complex · 73/100Form Complexity Index

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What this form asks for

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The TREC One to Four Family Residential Contract (Resale) is the Texas Real Estate Commission’s promulgated purchase contract used for resale transactions involving one-to-four family residential properties (not condominiums). It sets the legally binding terms between the Seller and Buyer, including the property description, sales price and financing, earnest money and option period, title policy and survey obligations, disclosures, repairs, closing, and default remedies. Because it controls deadlines, termination rights, and required notices/addenda, accurate completion is critical to protect both parties and keep the transaction enforceable and on schedule.

Fillable fields267

Pages11

Sections62

Questions that depend on earlier answers46

Form Complexity IndexComplex, 73/100

The AI checks your answers before you download

16 checks built for this form, so a wrong date or a missing answer is caught before anyone else sees it.

Validates Seller and Buyer names are present and consistently used throughout the contract

Checks that the Seller and Buyer fields in Paragraph 1 are completed with full legal names (not blank, not initials only) and that the same parties are referenced consistently anywhere else the form repeats “Buyer”/“Seller” signature blocks. This is important because party identity is fundamental to enforceability and to prevent mismatches with title, lender, and escrow records. If missing or inconsistent, the submission should be rejected or flagged for correction before execution.

Ensures Property legal description fields are complete (Lot/Block/Addition/City/County/Address/ZIP)

Validates that Paragraph 2A includes either a complete platted legal description (Lot, Block, Addition, City, County, Texas) plus the street address and ZIP, or explicitly references an attached exhibit that contains the legal description. This prevents ambiguity about what is being conveyed and supports title commitment and deed preparation. If any required components are missing and no exhibit is attached, the form should fail validation and require completion.

Checks Exclusions and Reservations are not left ambiguous when referenced

If Paragraph 2D (Exclusions) contains any text, validate it is specific (identifies items clearly) and not generic phrases like “personal property” without detail; if blank, ensure it is truly intended as no exclusions. If Paragraph 2E indicates reservations are made via an attached addendum, validate that the referenced minerals/water/timber reservation addendum is actually included in the addenda list. If ambiguity or missing addendum is detected, flag as high risk because it can materially change what transfers at closing.

Validates Sales Price math and required amounts (Cash + Financing = Sales Price)

Checks that Paragraph 3A (cash portion), 3B (financing sum), and 3C (sales price) are all present, numeric, non-negative currency values, and that 3C equals 3A + 3B. This is critical for closing statements, lender underwriting, and to avoid disputes about consideration. If the math does not reconcile or any amount is missing, the submission should be blocked until corrected.

Ensures financing addenda selection matches financing amount and type

If Paragraph 3B is greater than $0, validate that at least one financing addendum checkbox is selected (Third Party Financing, Loan Assumption, or Seller Financing) and that the selected addendum(s) are included in the addenda section. Conversely, if 3B is $0, validate that no financing addendum is selected unless explicitly required for another reason. If mismatched, flag because it creates uncertainty about financing obligations and termination rights.

Validates Lease disclosures and required lease addenda when boxes are checked

Checks Paragraph 4 selections: if Residential Leases is checked, the Addendum Regarding Residential Leases must be attached; if Fixture Leases is checked, the Addendum Regarding Fixture Leases must be attached. For Natural Resource Leases, validate that either (1) or (2) is selected (not both, not neither), and if (2) is selected, the termination-days blank is completed with a valid integer. If any required addendum or required sub-selection is missing, fail validation because lease obligations materially affect possession and title.

And 10 more checks

Earnest Money/Option Fee delivery fields completeness and deadline logic
Option Period requires a stated number of days and a non-zero Option Fee
Title Policy payer selection and Title Company identification validation
Survey election is exclusive and required dependent fields are completed
Title objections deadline and prohibited-use blank validation
Seller’s Disclosure Notice selection is exclusive and delivery deadline is present when required
As-Is acceptance selection is exclusive and repair list is specific when required
Closing Date format and chronological consistency with Effective Date
Possession selection requires a valid choice and lease addendum when applicable
Notices and contact information fields validate phone/email formats when provided and require at least one delivery method

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How to Fill Out TREC 20-18 Online for Free in 2026

What the AI walks you through.

Enter the parties and property details: fill in Seller/Buyer names, the property address, and the legal description (lot/block/addition/city/county) and attach any required exhibits.
Define what conveys with the sale: confirm improvements/accessories included, list any exclusions to be removed by Seller, and note any mineral/water/timber reservations via the appropriate addendum.
Complete the financial terms: fill in the sales price breakdown (cash portion and financing), select and attach the correct financing addendum(s), and specify escrow agent, earnest money, option fee, and any additional earnest money with delivery deadlines.
Set contract timelines and contingencies: choose the option period length, complete title policy responsibility, title company, commitment delivery timing, survey choice (existing/new and who pays), and objection/cure periods.
Disclosures and property condition: indicate Seller’s Disclosure Notice status, address lead-based paint requirements (if pre-1978), select the “As Is” option and list any specific agreed repairs/treatments, and include any required statutory notices/addenda (HOA, districts, coastal, propane, etc.).
Closing, possession, and expenses: enter the closing date, possession method (at closing or via temporary lease), allocate settlement costs/credits, prorations, and any special provisions permitted by the form.
Attach addenda and finalize execution: check all applicable addenda boxes, complete notices/attorney contact sections, obtain initials/signatures and the effective date, and ensure escrow receipts (earnest money/option fee/additional earnest money) are completed as funds are delivered.

Common Mistakes in Completing TREC 20-18

The ones the AI is built to catch.

Leaving the Parties section incomplete or using informal names

People often leave Paragraph 1 blank or enter nicknames, missing middle initials, or the wrong legal entity name (e.g., writing an individual when title is held by an LLC or trust). This creates signing/authority problems and can delay closing when the title company requires the exact vesting names. Use the full legal names exactly as they appear on the current deed and include entity type (LLC, LP, trust) and signer authority where applicable.

Incorrect or incomplete property legal description (Lot/Block/Addn/County/City)

A very common error is entering only the street address and skipping the Lot/Block/Addition, county, or city fields in Paragraph 2A, or copying the wrong legal description from a listing. Title work and the deed rely on the legal description; mistakes can cause title objections, re-drafting, or even closing delays. Pull the legal description from the current deed, tax records, or the title commitment, and attach an exhibit if the space is insufficient.

Not clearly listing exclusions (Seller-retained items) in Paragraph 2D

Many parties assume personal items (TV mounts, curtains, smart devices, appliances, or fixtures) are automatically excluded, but the form treats many attached items as part of the Property unless excluded. If exclusions are blank or vague, disputes arise at final walk-through and can trigger last-minute amendments or escrow holdbacks. Specifically list each excluded item (brand/location if helpful) and confirm removal timing before possession is delivered.

Sales price math errors and mismatched financing addenda

Buyers and agents frequently enter numbers in 3A and 3B that don’t add up to 3C, or they check/attach the wrong financing addendum (Third Party Financing vs. Assumption vs. Seller Financing). These inconsistencies confuse the lender and title company and can cause underwriting or closing disclosure rework. Double-check that 3C equals 3A + 3B and ensure the correct financing addendum boxes are checked and actually attached.

Missing escrow agent details or incorrect payment instructions for earnest money/option fee

Paragraph 5A is often left partially blank (no escrow agent name/address) or the parties assume the title company automatically receives funds without confirming payee and delivery method. This can lead to late delivery, loss of option rights, or seller termination rights if deadlines are missed. Fill in the escrow agent and address precisely, confirm acceptable payment forms (wire/check), and calendar the 3-day delivery deadline from the Effective Date.

Option Period mistakes (blank days, wrong deadline, or misunderstanding 5:00 p.m. cutoff)

People commonly forget to fill in the number of Option Period days in Paragraph 5B, miscount days from the Effective Date, or miss the strict 5:00 p.m. local-time notice deadline. The consequence is losing the unrestricted right to terminate and potentially risking earnest money if termination is attempted late. Enter a specific number of days, calculate the exact end date/time immediately after the Effective Date is set, and send termination notices in the method allowed by Paragraph 21 with proof.

Survey selection errors (checking multiple boxes or not setting deadlines/cost responsibility)

In Paragraph 6C, parties sometimes check more than one survey option, leave the day blanks empty, or fail to specify who pays if the existing survey/T-47 is rejected. This creates confusion and can force a rushed, expensive survey right before closing, risking delays. Check only one box, fill in the required number of days, and clearly confirm who pays for a new survey under each scenario described.

Title/HOA notice checkboxes left unchecked or inconsistent with reality

The HOA membership line in 6E(2) is frequently left blank, or parties mark “not subject” even when the property is in a mandatory HOA. Incorrect HOA handling can delay resale certificate delivery, create unexpected fees at closing, or expose the buyer to restrictions they didn’t plan for. Verify HOA status early (listing, seller, title search), check the correct box, and attach the HOA addendum when mandatory membership applies.

Seller’s Disclosure Notice selection mistakes (wrong box or missing delivery deadline)

In Paragraph 7B, parties often check the wrong box (e.g., “Buyer has received” when it hasn’t been delivered) or leave the delivery-days blank when the notice is pending. This can unintentionally give the buyer extended termination rights up to closing or create disputes about whether termination was valid. Confirm actual receipt before checking 7B(1), otherwise use 7B(2) and fill in a specific delivery deadline and track the delivery date.

Using vague repair language in the ‘As Is’ with repairs section

Paragraph 7D(2) warns against general phrases, yet people still write “subject to inspection,” “repairs as needed,” or “fix all lender items,” which is unenforceable and invites conflict. Vague terms lead to disagreements over scope, quality, and timing, often resulting in amendments or termination. List specific repairs/treatments with clear scope (what, where, standard), and handle inspection-based negotiations via a written amendment during the option period.

Possession terms not properly selected or missing lease addendum when needed

In Paragraph 10A, parties sometimes fail to check whether possession is upon closing/funding or pursuant to a temporary lease, or they allow early/late possession without attaching the appropriate TREC temporary lease. This can create an unintended tenancy at sufferance, insurance gaps, and liability disputes if damage occurs. Always select the correct possession option and attach a Buyer’s or Seller’s Temporary Residential Lease whenever possession timing differs from closing and funding.

Notices and contact information left blank or inconsistent (Paragraph 21)

Paragraph 21 is often incomplete (missing emails, fax numbers, or addresses), or the parties use an agent’s contact info without ensuring it’s valid for formal notice delivery. If a termination, objection, or demand notice is sent to the wrong place, it may be ineffective and deadlines can be missed. Enter reliable delivery addresses/emails for each party, confirm the preferred electronic transmission method, and keep proof of sending/receipt for time-sensitive notices.

Frequently Asked Questions About TREC 20-18

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How does the AI fill out TREC 20-18?

You answer a few questions in plain words, or upload a document you already have. The AI reads what you give it and puts each answer into the right field of TREC 20-18, on every page, in seconds. It checks the answers against the form's own rules, and you review and change anything before you download, print or sign.

What happens to my information?

It is encrypted in transit and at rest, and it is never used to train AI.

How complex is TREC 20-18 to fill out?

TREC 20-18 has a Form Complexity Index of 73 out of 100, in the complex tier: 267 fillable fields across 11 pages. Instafill.ai's AI fills it in under a minute, with every field there for you to review before you download.

What is the TREC One to Four Family Residential Contract (Resale) used for?

This form is the standard Texas Real Estate Commission (TREC) contract used to document the terms of a resale purchase of a 1–4 family residential property. It sets out the parties, property description, price, financing, title/survey requirements, disclosures, deadlines, and closing terms.

Who should use and complete this form?

It is intended for use by trained Texas real estate license holders representing a buyer and/or seller in a residential resale transaction. Buyers and sellers sign it, but brokers/agents typically prepare it and fill in the blanks based on the negotiated deal.

Can this contract be used for a condominium purchase?

No. The form states it is not for use for condominium transactions, which typically require different contract forms and disclosures.

What counts as the “Property” in this contract—what is included in the sale?

The “Property” includes the land, improvements (like the house and built-in fixtures), and listed accessories (like keys, remotes, certain window coverings, and pool equipment if applicable). Items the seller wants to keep must be listed under “Exclusions” so there is no confusion.

How do we specify items the seller will remove or keep (like a chandelier or TV mount)?

List anything the seller will retain in Paragraph 2D (Exclusions) and ensure it is removed before possession is delivered. If something is not excluded and is a fixture or listed accessory, it is generally treated as included.

How is the sales price broken down in Paragraph 3?

The sales price is the sum of (A) the cash portion paid at closing plus (B) the total financing described in any attached financing addendum (third-party loan, assumption, or seller financing). The “cash portion” excludes loan proceeds unless disclosed through the financing sections/addenda.

What are earnest money and the option fee, and when are they due?

Earnest money is a deposit held by the escrow agent to support the buyer’s performance, and the option fee is paid for the buyer’s unrestricted right to terminate during the option period. Both must be delivered within 3 days after the Effective Date to the named escrow agent, and missing the option fee deadline can eliminate the buyer’s option right.

What is the “Option Period,” and how do I terminate during it?

The option period is a negotiated number of days after the Effective Date during which the buyer can terminate for any reason by giving notice by 5:00 p.m. local time where the property is located. If the buyer terminates on time, the option fee is not refunded, but the earnest money is refunded.

What happens if the buyer is late delivering earnest money or the option fee?

If earnest money is not delivered on time, the seller may terminate the contract (or pursue other remedies) if the seller gives notice before the buyer delivers it. If the option fee is not stated or not delivered on time, the buyer does not have the unrestricted termination right under Paragraph 5.

Who pays for the owner’s title policy, and what does the title commitment deadline mean?

Paragraph 6A specifies whether the seller or buyer pays for the owner’s title policy. The seller must provide the title commitment and exception documents within 20 days after the title company receives the contract (with limited automatic extensions), and if they are not delivered in time, the buyer may be able to terminate and receive a refund of earnest money.

Do we need a new survey, and who pays for it?

Paragraph 6C controls the survey: either the seller provides an existing survey plus a T-47 affidavit/declaration, the buyer orders a new survey, or the seller orders a new survey. If an existing survey/T-47 is not provided or not accepted by the title company or lender, a new survey may be required and the contract specifies who pays.

How long does the buyer have to object to title or survey issues?

Under Paragraph 6D, the buyer must object in writing by the earlier of the Closing Date or the stated number of days after receiving the commitment, exception documents, and survey. If the buyer does not object in time, most objections are waived (Schedule C requirements are not waived).

What disclosures and statutory notices might be required with this contract?

Common required items include the Seller’s Disclosure Notice (Texas Property Code §5.008), lead-based paint disclosures for homes built before 1978, and various district/utility/HOA notices depending on the property. The contract notes that failure to provide applicable statutory notices may give the buyer remedies or termination rights.

What does “As Is” mean in Paragraph 7, and can the buyer still inspect or negotiate repairs?

“As Is” means the buyer accepts the property in its present condition without warranties except those in the contract (including title warranties). The buyer can still inspect, negotiate specific repairs via amendment, or terminate during the option period if one is included.

When does possession transfer, and what are the smart device requirements?

Possession is typically delivered upon closing and funding unless a temporary lease is used for buyer or seller possession. At possession, the seller must provide access information for smart devices (codes/usernames/passwords/apps) and remove the seller’s access from personal devices.

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