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Contract deadline calculator

Enter the acceptance date and each contingency period and get the due dates, counted the way the Texas TREC, California RPA or Florida FAR/BAR form counts them, with weekend and holiday rolls applied where the form says so.

Enter the date the contract was accepted, pick the form it is written on and type each period in days. You get the due date for each deadline, the weekday, whether it moved off a weekend or holiday and why, and the time of day where the form sets one.

The counting rules come from the forms themselves and the holiday statutes they cite: the Texas TREC 20-19 contract, the California C.A.R. RPA and the Florida FAR/BAR AS IS contract. For any other form the tool counts calendar days with no adjustment and says so.

Contract

Pick the form your contract is written on. Only these three forms have sourced counting rules.

The date the last party signed and delivered. Day 1 is the day after.

Periods

Defaults are the form's preprinted numbers where it has them. Change any blank your contract fills in differently.

The form says 3 days after the Effective Date. Rolls past weekends and Legal Holidays.

The form leaves this blank. Enter the number from your contract. Notice is due by 5:00 p.m. where the property is located. No roll.

The addendum leaves this blank. Enter the number from your Third Party Financing Addendum. No roll.

Closing

Typed into the contract, not counted. TREC 20-19 ¶9A, as typed. No weekend or holiday adjustment under this form.

Rule set

TREC 20-19 (Texas)

Calendar days. Day 1 is the day after the Effective Date. Only the earnest money, option fee and additional earnest money deadline (¶5A) moves off a Saturday, Sunday or Legal Holiday.

First deadline

Enter a date

Pick the acceptance or effective date to see the deadlines.

What this rule set does not do

  • Observed days are not applied for Texas. The form and §662.003 give no substitute day when a Legal Holiday falls on a weekend, so we roll on the actual date only.
  • The ¶9A closing date and every deadline other than ¶5A are shown as counted, with no weekend or holiday adjustment, as the Texas REALTORS legal FAQ states.
  • Holiday list used for rolls: Texas Gov't Code §662.003(a) national holidays plus Emancipation Day in Texas (June 19) and the Friday after Thanksgiving.

How this is calculated

Day counting. On all three forms the acceptance or Effective Date is Day 0 and Day 1 is the next calendar day. "Within 3 days after the Effective Date" on a Tuesday is the Friday. The RPA writes this out in ¶25I(1). The Texas REALTORS legal FAQ states it for TREC 20-19. The Florida form says "days after Effective Date", which we count the same way.

TREC 20-19 (Texas). Calendar days. Only ¶5A, the delivery of earnest money, the option fee and any additional earnest money, moves: if the last day falls on a Saturday, Sunday or Legal Holiday, ¶5A(2) extends it to the end of the next day that is not one. Legal Holiday means the national holidays in Texas Government Code §662.003(a) plus §662.003(b)(4), Emancipation Day in Texas on June 19, and §662.003(b)(6), the Friday after Thanksgiving. The Texas national list has no Columbus Day. The option period (¶5B) ends on the day counted, with notice due by 5:00 p.m. local time where the property is located, and does not move. The closing date (¶9A) and every other deadline are shown as counted or typed. We do not apply observed days for Texas: neither the form nor the statute text we have gives a substitute day when a Legal Holiday falls on a weekend.

C.A.R. RPA, revised 6/26 (California). Each period ends at 11:59 p.m. on its last day (¶25I(3)). After Acceptance, if that day lands on a Saturday, Sunday or Legal Holiday, the performing party may perform on the next day that is not one, again by 11:59 p.m. (¶25I(4)). This applies to the contingency removals in ¶3L and to close of escrow. Legal Holiday means the holidays under Civil Code §§7 and 7.1 and Government Code §6700. We roll on the §6700 holidays that fall on a fixed or computable date: New Year's Day, Dr. Martin Luther King, Jr. Day, Lincoln Day (February 12), the third Monday in February, Farmworkers Day (March 31), Genocide Remembrance Day (April 24), Memorial Day, Juneteenth, Independence Day, Labor Day, Admission Day (September 9), Native American Day (fourth Friday in September), Columbus Day, Veterans Day, Thanksgiving and Christmas. We do not compute Lunar New Year, Diwali, Good Friday (a noon to 3 p.m. holiday), days the President or Governor appoint, or the Civil Code §7.1 optional bank holidays. Check those yourself. §6700 names no observed days and we have not sourced the Sunday to Monday rule, so none is applied.

Business days on the RPA. ¶25J says days are calendar days except delivery of the deposit to escrow, which ¶3D(1) sets at 3 business days after Acceptance unless another number is filled in. The form does not define a business day. Our reading: Monday to Friday, skipping Legal Holidays. The offer expiration in ¶3C is before Acceptance, so ¶25I(4) does not apply to it and it is not listed.

FloridaRealtors/FloridaBar ASIS-7x (Florida). Standard F: calendar days, and any period or date in the contract that ends or occurs on a Saturday, Sunday, a national legal public holiday under 5 U.S.C. §6103(a), or a day on which one is observed because it fell on a Saturday or Sunday, extends to the next calendar day that is not one of those. The only exceptions are time for acceptance and the Effective Date itself. The defaults when a blank is left empty are the form's: deposit 3 days (¶2(a)), additional deposit 10 days (¶2(b)), Loan Approval Period 30 days (¶8(b)), Inspection Period 15 days (¶12(a)). The form sets no clock time, so each deadline is shown as end of day.

Federal holidays. 5 U.S.C. §6103(a): New Year's Day, Birthday of Martin Luther King, Jr., Washington's Birthday, Memorial Day, Juneteenth, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving and Christmas. A holiday on a Saturday is observed the Friday before (§6103(b)(1)). A holiday on a Sunday is observed the Monday after, the practice Standard F refers to. Observed days are applied for the Florida form and for the business-day option on other forms only.

Other forms. Calendar days, no roll. We have not sourced the counting rule for your form, so no weekend or holiday adjustment is applied. Check your contract's time computation paragraph. The business-day option is your choice, not the form's.

This tool is arithmetic on the form text. It is not legal advice. When a deadline matters, read the paragraph and confirm the date with your broker or attorney.

Rule sources