Thinking about a home in The Dominion and wondering how much time you really have to inspect it before you are locked in? You are smart to ask. Luxury properties often have complex systems, HOA documents to review, and big-ticket items that deserve a closer look. In this guide, you will learn how the Texas option period works, what is typical in Bexar County and The Dominion, which inspections to prioritize, how to negotiate with confidence, and the exact steps to keep your timeline on track. Let’s dive in.
Texas option period explained
The option period is a negotiated right in the standard Texas residential contract. It gives you the unilateral right to terminate the contract for any reason within a set number of days after the effective date. The contract controls the start time and how you must give notice. To terminate under this right, you must deliver written notice within the option period.
You will pay two different items up front. The option fee is a small, negotiated, nonrefundable payment to the seller in exchange for your termination right. If you close, that fee is usually credited to you at closing per the contract. Earnest money is separate and held by the title company. If you terminate during the option period according to the contract, earnest money is normally refunded to you.
Dominion local practice: lengths and fees
In many Texas markets, option periods commonly run between 3 and 10 days. Five days is a frequent middle ground. In luxury and move-up price points like The Dominion, buyers often ask for 5 to 10 days to allow for specialty inspections. Exact terms are negotiable and shaped by competition.
Option fees vary widely. Many practice guides cite ranges of roughly 100 to 500 dollars, but higher fees are common in competitive or higher-end situations. In some cases, buyers offer several hundred to a few thousand dollars to secure more time or to stand out in a multiple-offer situation. Always calibrate the fee to the home, market activity, and your negotiating position.
The Dominion’s gated, custom-home environment adds due diligence needs. Many homes include pools, sophisticated HVAC, security and automation, and extensive landscaping. You will likely review HOA covenants, budgets, and any transfer requirements as part of your evaluation. Sellers may accept a longer option period if you offer a stronger option fee and present a clear plan to move quickly with specialists.
How market conditions shape your terms
- In a seller’s market with multiple offers, consider a shorter option period or a higher fee to be competitive.
- In a neutral or buyer’s market, you may be able to negotiate more days and a lower fee.
- Price tier matters. Luxury segments sometimes move differently than the broader San Antonio market. Show strong financing, a fast inspection schedule, and a clean offer to improve your leverage.
Inspection priorities for Dominion homes
Your strategy is to prioritize high-risk, high-cost systems first, plus items unique to The Dominion’s custom homes. Schedule immediately on the effective date so you do not lose time.
Start with a general home inspection
A licensed general inspector provides a comprehensive review of structure, roof, plumbing, electrical, HVAC, and safety items. This is your roadmap to any needed specialists. Typical cost is about 300 to 600 dollars depending on size and complexity. In large custom homes, expect the high end of the range.
Order a foundation or structural evaluation if flagged
Expansive clay soils in the San Antonio area can contribute to slab movement and settlement. If your general inspector notes concerns, bring in a structural engineer as soon as possible. Costs vary and often range from 500 to 2,000 dollars or more depending on scope. Engineer timing can drive your entire option schedule, so prioritize early.
Verify roof condition and remaining life
A qualified roofer can assess leaks, flashing, and remaining life, which is important on larger or specialty roofs. For older roofs, ask about estimated life and repair vs replacement. Expect a modest inspection fee relative to the potential cost of a roof project.
Bring in HVAC, plumbing, and electrical specialists as needed
High-end systems may warrant dedicated diagnostics. Consider an HVAC tune-up and visual inspection, electrical evaluation, and a sewer camera scope, especially in older properties or when signs of issues appear. Sewer scopes typically cost about 125 to 300 dollars and can uncover expensive problems.
Inspect pools and spas
Many Dominion homes include pools. Have a pool technician evaluate pumps, heaters, automation, the shell and tile, and safety barriers. Pool inspections often run about 150 to 400 dollars. Repairs or equipment replacement can be significant, so aim to complete this early in your window.
Schedule a wood-destroying insect inspection
Termites and other wood-destroying organisms are a common consideration in Texas, and many lenders require a report. Expect a fee around 50 to 150 dollars for a licensed inspection.
Consider specialty inspections
Depending on the property, consider irrigation system checks, outbuildings or guest houses, security systems, elevators, and energy audits. For environmental concerns, discuss the need for any additional testing with your inspector.
Review survey, title, and HOA documents
Confirm whether the seller’s existing survey is acceptable or if you need a new one. Review the title commitment and exceptions early to identify easements or potential issues. In The Dominion, review HOA covenants and any pending assessments to understand restrictions and obligations.
Use the option period to negotiate
During the option period, you can terminate for any reason and receive your earnest money back according to the contract. You can also negotiate repairs, credits, or a price reduction based on inspection results. Put requests in writing and allow enough time for the seller to respond before your option window closes.
Sellers may accept your requests, counter with partial fixes or credits, or decline. In competitive settings, some sellers prefer credits over doing repairs, while others ask buyers to accept the property as is. Keep your requests focused on material defects supported by inspection reports and contractor estimates. Cosmetic items rarely move the needle on higher-end listings.
Best practices for Dominion buyers:
- Back requests with clear documentation and licensed estimates when appropriate.
- Separate cosmetic wishes from structural or system concerns.
- If a structural engineer flags foundation issues, consider a repair plan or ask for a price credit. Be ready for the seller to seek bids or to propose a credit cap.
- Maintain goodwill by keeping your ask targeted to items that impact safety, function, or marketability.
Timing matters. Deliver any repair amendment or termination in writing according to the contract’s delivery method. If negotiations extend, make sure any agreements are captured in a signed amendment before your option period expires.
A practical 5–10 day schedule
Use this sample cadence and adjust to your negotiated window and vendor availability.
Day 0 (Effective Date):
- Deliver the option fee as the contract requires.
- Calendar the exact option expiration date and time.
- Order the general inspection and put specialists on standby.
- Request seller disclosures, any existing survey, HOA documents, title commitment, and repair records.
Day 1–2:
- Complete the general inspection.
- If the inspector flags structure, roof, sewer, or pool issues, schedule those specialists immediately.
- Begin your review of HOA covenants and restrictions.
Day 3–4:
- Complete structural engineer, roof, sewer scope, WDI, and pool inspections.
- Gather written estimates for any significant items.
Day 5–7:
- Finalize your repair or credit requests with supporting documents.
- Submit a written amendment with time for the seller to respond.
Day 8–10 (if your window allows):
- Work through counters and finalize an agreement in writing.
- If you need more time, request an option extension in writing and be ready to offer an additional fee.
- If you decide not to proceed, deliver a written termination before your deadline.
Costs and budgeting quick sheet
Plan for nonrefundable due diligence costs even if you terminate. Typical ranges vary with size and complexity.
- Option fee: negotiated. Many markets cite 100 to 500 dollars as common, with higher fees in competitive or luxury situations.
- General home inspection: about 300 to 600 dollars.
- Structural engineer: about 500 to 2,000 dollars or more.
- WDI report: about 50 to 150 dollars.
- Sewer scope: about 125 to 300 dollars.
- Pool inspection: about 150 to 400 dollars.
- Roof inspection/estimate: often 100 to 400 dollars.
- Specialty contractor diagnostics: plan for 150 to 400 dollars per visit.
- Survey if needed: about 400 to 2,000 dollars depending on the lot.
Remember, the option fee is usually nonrefundable, while earnest money is normally refundable if you terminate within the option period according to the contract.
Avoid these common mistakes
- Waiting to schedule inspections. Vendors book up fast, especially for engineers and pool techs.
- Missing the option fee delivery. If you do not deliver the fee per the contract, you may lose your termination right.
- Relying on verbal communication. Send all repair requests and any termination in writing.
- Asking for cosmetic fixes. Focus on material defects that affect safety, function, or value.
- Letting the clock run out. If you need more time, ask for an extension before your deadline and be ready to offer an additional fee.
Ready to buy in The Dominion?
Buying in The Dominion should feel confident, not rushed. With a clear plan for your option period, you can evaluate complex systems, review HOA documents, and negotiate from a position of strength. If you are ready for a pragmatic, step-by-step approach tailored to San Antonio’s luxury market, connect with Annette Power. We will map your timeline, coordinate trusted inspectors, and help you secure the best outcome.
FAQs
What is the Texas option period in a home purchase contract?
- It is a negotiated window after the effective date when you can unilaterally terminate the contract for any reason by delivering written notice, in exchange for an option fee paid to the seller.
How long is a typical option period for Dominion homes in Bexar County?
- Many Texas deals fall in the 3 to 10 day range. In luxury segments like The Dominion, 5 to 10 days is common to allow specialty inspections, but terms depend on competitiveness.
Is the option fee refundable for Texas buyers if I terminate?
- The option fee is usually nonrefundable and is kept by the seller if you terminate. If you close, it is typically credited to you at closing per the contract.
Which inspections should Dominion buyers prioritize during the option period?
- Start with a general home inspection, then prioritize structural, roof, HVAC/plumbing/electrical specialists, pool and spa, WDI, and a sewer scope. Add specialty checks based on the property.
How do repair negotiations work during the option period in San Antonio?
- You submit written repair or credit requests supported by inspection findings. Sellers may accept, counter, or decline. Any agreement should be captured in a signed amendment before your option deadline.
Can I extend my option period if specialists need more time?
- Yes, but the seller must agree. Request the extension in writing before your deadline and be prepared to offer an additional option fee to secure extra days.
