Buying in Westchase or Briar Forest and hearing a lot about the “option period”? Think of it as your safety net. It gives you a short window to fully inspect the home, negotiate repairs or credits, and walk away if the risk feels too high. When you understand how to use that time well, you protect your budget and reduce surprises after closing. In this guide, you’ll learn how the Texas option period works, what to inspect in Westchase/Briar Forest, and how to negotiate with confidence. Let’s dive in.
The Texas option period, explained
The option period is a negotiated window in your contract when you can terminate for any reason. You pay a small, nonrefundable option fee to the seller for this right, and the timeline is strict.
Option fee vs. earnest money
- Option fee: Paid directly to the seller and is nonrefundable. You are purchasing the unrestricted right to terminate during the option period.
- Earnest money: Held by the title or escrow company as a sign of good faith. If you terminate within the option period according to the contract, you typically get your earnest money back while the seller keeps the option fee.
How long is typical in Houston
The length is negotiable. You often see 3 to 10 days, with 7 days as a common target for thorough inspections. In competitive situations, some buyers offer a shorter period or a higher option fee to strengthen their offer.
How termination works
To terminate under the option right, you must deliver written notice before the option period ends. Delivery and timing must follow the contract exactly. If you terminate on time, you usually recover your earnest money according to the agreement.
After the option period ends
The option period is broader than a simple inspection contingency. Once it expires, your ability to walk away without cause generally ends. Any remaining remedies depend on the contract and state law. Deadlines matter, so act before the clock runs out.
A 7-day plan for Briar Forest buyers
You want every day to count. Here is a practical workflow many buyers use in Westchase/Briar Forest.
Day-by-day timeline
- Day 0: Execute the contract, deliver the option fee, confirm earnest money deposit, and schedule all inspections immediately.
- Days 1–2: General home inspection. If the home is older or shows signs of movement, line up specialists now.
- Days 2–4: Specialty inspections as needed, such as structural engineer, sewer-line scope, HVAC assessment, roof evaluation, pool inspection, and termite/WDI check. Start gathering contractor estimates for significant items.
- Days 4–6: Review reports with your agent, prioritize issues, and decide whether to request repairs, credits, or a price reduction.
- By the deadline: Deliver written notice if you plan to terminate, or present a clear, documented repair or credit request. Negotiation is not the same as termination, so keep the deadline front and center.
Inspections that matter in Westchase/Briar Forest
Many homes here range from mid-century builds to later infill. Local conditions like expansive clay soils, storms, and Houston heat can influence what you should check.
General home inspection
This is the baseline. Hire a licensed inspector who understands Houston-area slab foundations and typical construction. You want a clear read on structure, roof, electrical, plumbing, and mechanical systems.
Structural or foundation evaluation
West Houston’s expansive clay soils can cause slab movement. Signs include stair-step cracks, sticking doors or windows, and sloping floors. If any of these are present, bring in a licensed structural engineer to determine severity and repair scope.
Termite/Wood-Destroying Insect inspection
Termites are common in Harris County’s climate. A WDI inspection is routine and important since active infestation or hidden damage can be expensive to address.
Sewer-line camera scope
Older houses often have clay or cast-iron laterals that can crack, offset, or admit roots. A sewer scope can prevent unpleasant and costly surprises.
Roof evaluation
Houston’s heat, sun, and storms can wear down roofs quickly. Verify age, remaining life, and the quality of any previous repairs or replacements.
HVAC performance check
Confirm age, capacity, and condition of the system and ducts. Replacement or major repairs in summer can be costly and scheduling can be tight.
Pool inspection, if applicable
Look at structure, surface, equipment, and safety features. Factor in permits and any updates that may be required.
Moisture and mold assessment
If you see water stains or smell musty odors, consider a moisture or mold evaluation, especially in areas that have experienced heavy storms.
Permit and repair-history review
Check City of Houston or county records for permits on major work like roofing, foundation repair, HVAC replacement, or structural changes. Confirming the history helps you evaluate quality and compliance.
Negotiating repairs and credits with confidence
Your inspection results become your leverage. Strong documentation helps you make a fair case.
Common buyer requests
- Seller completes specific repairs before closing.
- Seller provides a credit at closing so you can handle repairs after move-in.
- Seller reduces the purchase price.
- Seller supplies contractor estimates or proof of permits for past work.
- You terminate under the option right if the risk is too high.
When to push for repairs vs. credits
- Safety or major systems: Electrical hazards, active termite activity, significant foundation movement, or failed sewer laterals should be repaired or remediated. If the scope is unclear or severe, consider walking away.
- Cosmetic or minor items: Ask for small credits or accept as-is to keep momentum.
- Unknowns or long-term risks: For potential foundation issues or missing permit history, consider requiring licensed evaluations and seller-paid repairs or negotiate a substantial credit.
Tactics that work
- Support requests with written inspection reports and at least one estimate from a licensed contractor or engineer.
- Prioritize safety and major systems first, then secondary items.
- Set clear response deadlines to stay on schedule.
- Consider escrow holdbacks when a repair must occur after closing, with precise contract language.
Practical cautions
- Some work requires permits. If prior major work looks unpermitted, address it during negotiations.
- After the option period ends, you still have potential remedies for undisclosed or latent defects under state law, but your unrestricted exit right is usually gone.
- Put every agreement in writing, including who pays, timing, contractor qualifications, and permit requirements.
Local issues that affect leverage
Westchase/Briar Forest has traits that shape inspection priorities and your strategy.
- Age and construction: Older homes may need electrical updates, roof work, plumbing repairs, or HVAC upgrades. Factor age into your inspection scope and credit strategy.
- Soils and foundation: Expansive clay can cause slab movement. An engineer’s report can clarify repairs and strengthen your negotiation position.
- Flooding and drainage: Even outside mapped floodplains, localized drainage issues can occur during heavy storms. Evaluate grading, gutters, and any past water events. Ask about prior claims and mitigation steps.
- Sewer laterals: Clay or cast-iron laterals in older homes are a known risk. A sewer scope is a smart routine check.
- HOAs and deed restrictions: Review HOA documents and any architectural guidelines early. Pending assessments or compliance concerns can influence your budget.
- Permits and prior repairs: Verifying permits for major past work can avoid future compliance problems and gives you leverage if documentation is incomplete.
Costs and timelines at a glance
- Option fee: Commonly 100 to 500 dollars, though buyers may offer more in competitive situations.
- Option period length: Often 3 to 10 days. Aim for 7 days to complete inspections and gather bids.
- Inspection budgets: Expect to pay for a general inspection and possible specialists like a structural engineer, sewer scope, HVAC tech, or roofer. Combined costs can range from a few hundred to over a thousand dollars, depending on what you need.
- Major repairs: Foundation work, sewer lateral replacement, or a full roof can be expensive. Get local estimates before you commit.
Buyer checklist for your option period
Use this quick list to stay organized and hit your deadlines.
- Deliver the option fee and verify your earnest money deposit.
- Hire an experienced local general inspector on Day 0.
- If there are any signs of movement, schedule a licensed structural engineer.
- Order a sewer-line camera scope for older homes or if there are slow drains or backups.
- Schedule a termite/WDI inspection. Lenders often require it.
- Get a roof evaluation and an HVAC service check.
- Pull permit history and review HOA documents. Ask the seller about past repairs and any storm damage or claims.
- Obtain at least one contractor estimate for every major item you plan to negotiate.
- Decide by the deadline: terminate in writing or present a documented repair or credit request.
Put a boutique team to work for you
Your option period is short, which is why having a fast, coordinated plan matters. A team that understands Westchase/Briar Forest can help you schedule the right inspectors on Day 0, interpret findings, and negotiate the best mix of repairs and credits. If you decide to move forward, having design and remodel expertise on call can turn inspection findings into a clear post-close plan with realistic costs and timelines.
If you want a calm, senior-led process with design-forward guidance and strong negotiation, connect with Arriaga Realty LLC. We help you make confident decisions, from first showing to closing day.
FAQs
How long should the option period be in Westchase/Briar Forest?
- Aim for 7 to 10 days for full inspections and bids, but in competitive offers buyers sometimes accept 3 to 5 days or increase the option fee to keep a longer window.
What is a typical option fee in Houston?
- Many transactions land between 100 and 500 dollars, though the amount is negotiable and can be higher in stronger markets.
Can I get my earnest money back if I find major issues?
- Yes, if you terminate within the option period in writing per the contract. The seller keeps the option fee, and your earnest money is typically returned according to escrow procedures.
Which inspections are most important locally?
- Start with a general home inspection, termite/WDI, structural evaluation if there are signs of movement, sewer-line scope for older homes, plus roof and HVAC checks. Add a pool inspection if there is a pool.
Should I ask the seller for repairs or a closing credit?
- Safety and major system failures are best repaired before closing. For lesser items, credits can speed things up. Support your requests with licensed contractor estimates.
What if the seller refuses to address something significant?
- You can terminate within the option period. After it ends, your leverage is reduced and remedies are different, so make your decision before the deadline.
