The fastest way to review your TREC 40-11 addendum.
The Texas addendum that turns "I'm getting a loan" into a real contractual contingency. Drop yours and T-REX checks every box — loan type (conventional, FHA, VA, USDA), buyer-approval and property-approval deadlines, financing terms, and how it ties back to §4 of the main contract — flagging anything off in plain English.
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Here's what's inside your contract…
Principal, interest, taxes & insurance projected from financing terms in §4.
Side-by-side chart of sale price vs. recent closed comps within 0.5 mi.
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Summary
Modifications
Full Terms
Three frontier AIs reviewed this contract
Reviewing your TREC 40-11 in three steps.
Drop the executed TREC 40-11 PDF
Title companies and brokers send the addendum with the main contract package — drop the PDF as-is. Up to 10MB, encrypted in transit, deleted within 24 hours. No accounts.
We check every paragraph against the standard form
T-REX compares each clause against the current TREC 40-11. Loan type and selection (conventional, FHA, VA, USDA-RHS, reverse-mortgage), loan terms, buyer-approval deadline (typically 21–30 days), property-approval requirements and appraisal contingency, FHA/VA-specific provisions and required notices, and the link back to §4 of the underlying contract — with citations back to the exact paragraph.
Plain-English summary you can act on
A short brief on the financing terms, the deadlines that kill the contingency if missed, and the FHA/VA/USDA issues that matter, plus questions to ask your lender or broker before the buyer-approval deadline.
What this addendum actually covers.
TREC 40-11 is the Third Party Financing Addendum — the standard Texas attachment used whenever a buyer is financing the purchase with a third-party lender (which is almost every transaction). It hangs off §4 of the main contract and is the document that makes the financing contingency real: the loan type, the terms the buyer expects, the deadlines for approval, and what happens if approval doesn't come through.
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Loan type selection
Conventional, FHA-insured, VA-guaranteed, USDA-RHS, and reverse-mortgage all have separate paragraphs. The buyer checks the right box; T-REX flags multiple-selection conflicts and missing loan-type-specific addenda (FHA and VA have their own required attachments).
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Buyer Approval Deadline
The number of days from effective date for the buyer to obtain Buyer Approval — typically 21 to 30 days. Miss the deadline and the buyer's financing contingency may waive automatically. T-REX checks the date math and flags missing or unrealistic deadlines.
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Property Approval & appraisal
Conventional loans require Property Approval — appraisal at or above contract price, plus the property meeting lender requirements. FHA and VA add minimum-property-condition standards. T-REX flags whether appraisal-shortfall language is in place and how it interacts with the buyer's termination right.
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The clauses that bite financed buyers
Buyer-approval deadlines too short for the actual underwriting timeline, missing FHA Amendatory Clause (federally required for FHA loans), missing VA Escape Clause (federally required for VA loans), interest-rate caps that don't match current market, and conflicting numbers between §4 of the main contract and the addendum.
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Tied to §4 of the main contract
The addendum is meaningless on its own — it modifies the underlying TREC 20-18, 30-17, 23-19, 24-19, 25-15, or 9-16. T-REX cross-checks the addendum numbers against the main contract's §4 and flags inconsistencies (price mismatch, loan-type mismatch, missing reference).
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Built for financed buyers, agents, and lenders
Buyer's agents who want to verify the addendum matches what the lender prequalified the buyer for. Unrepresented buyers stepping into financing for the first time. Loan officers double-checking the approval deadline before underwriting hands off. Attorneys reviewing FHA/VA-specific language.
Reviews tuned for every Texas form.
One to Four Family Residential Contract (Resale)
The standard resale contract for single-family homes, duplexes, triplexes, and fourplexes. Texas's most-used real estate form.
Residential Condominium Contract (Resale)
For the purchase of an existing condo unit. Includes HOA resale-certificate handling and condo-association disclosures.
New Home Contract (Completed Construction)
For new homes already built and ready to close. Reviews builder warranties and standard new-construction provisions.
New Home Contract (Incomplete Construction)
For homes still under construction. T-REX flags missing milestones, change-order language, and substantial-completion dates.
Farm and Ranch Contract
For rural, agricultural, or large-acreage properties. Includes mineral, water, hunting, and surface-rights review.
Unimproved Property Contract
For raw land — vacant lots, acreage tracts, undeveloped parcels. Reviews access, easements, and survey contingencies.
Seller's Disclosure Notice
Texas-required disclosure of known property conditions, defects, repairs, and environmental hazards. T-REX flags inconsistent or vague answers.
Third Party Financing Addendum
For conventional, FHA, VA, or USDA loans. Reviews financing type, terms, and contingency-deadline math against the main contract.
TREC 40-11 addendum review, answered.
What is TREC 40-11?
TREC 40-11 is the Third Party Financing Addendum — the attachment the buyer signs whenever they're using a third-party lender to finance the purchase. It modifies §4 of the main contract (TREC 20-18, 30-17, etc.) by specifying the loan type, terms, and deadlines under which the buyer's financing contingency operates. Without this addendum, the financing contingency in the main contract is essentially toothless.
What does T-REX check on a 40-11?
The full set of paragraphs against the current 40-11 standard: loan type selection (conventional / FHA-insured / VA-guaranteed / USDA-RHS / reverse-mortgage), loan terms (amount, interest-rate cap, term in years), Buyer Approval deadline, Property Approval and appraisal language, FHA Amendatory Clause (required by federal law for FHA loans), VA Escape Clause (required by federal law for VA loans), and the link back to §4 of the underlying contract. Every flag cites the paragraph it came from.
What's a Buyer Approval deadline?
The Buyer Approval deadline is the number of days from effective date by which the buyer must obtain final loan approval. Typical deadlines are 21 to 30 days, but they vary by market and lender. If the buyer doesn't get approved (or doesn't terminate) by the deadline, the financing contingency is generally deemed waived — meaning if the loan later falls through, the buyer can lose the earnest money. T-REX checks the date math and flags deadlines that look unrealistic for current underwriting timelines.
What's the FHA Amendatory Clause?
Federal regulations require that any FHA-insured purchase contract include an "Amendatory Clause" — language that gives the buyer a right to terminate without forfeit if the FHA appraisal comes in below contract price. The clause is paragraph B.4 of the 40-11. Missing or modified clause language can put the lender in violation of federal regulations and may delay closing. T-REX flags missing or non-conforming Amendatory Clauses on FHA deals.
What's the VA Escape Clause?
Federal regulations require that any VA-guaranteed purchase contract include an "Escape Clause" — language giving the veteran-buyer the right to terminate without forfeit if the VA-determined Reasonable Value comes in below contract price. T-REX flags missing or non-conforming Escape Clauses on VA deals.
Is this legal advice?
No. T-REX is a fast second opinion that helps Texas financed buyers, sellers, and agents understand a 40-11 before they sign. Federally-insured loans (FHA, VA, USDA) add layers of compliance that real estate attorneys and loan officers handle daily — T-REX is a triage layer, not a substitute.
What's the difference between the free scan and the $5 review?
The free quick scan tells you what form you've uploaded, key terms (loan type, Buyer Approval deadline, loan amount), and a top-line risk summary. The $5 full report runs a full paragraph-by-paragraph comparison against the standard 40-11, flags every modification, generates a downloadable PDF, unlocks a visual overlay that slides your addendum over the blank form, and gives you a chat with the AI about your specific addendum — including questions about deadlines and FHA/VA compliance.
TREC 40-11 is the addendum that turns "I'm getting a loan" into a real contractual contingency. The Texas Real Estate Commission promulgates the Third Party Financing Addendum to attach to any TREC purchase contract where the buyer is using a third-party lender — which is almost every Texas residential deal. It hangs off §4 of the main contract (TREC 20-18, 30-17, 23-19, 24-19, 25-15, or 9-16) and supplies the financing terms and deadlines that make the contingency enforceable.
Loan type drives nearly everything else on the form. Conventional financing is the default — the buyer's lender underwrites and approves on its own guidelines. FHA-insured loans add a separate FHA addendum, minimum-property-condition requirements, and a federally required Amendatory Clause that lets the buyer walk if the appraisal comes in low. VA-guaranteed loans add a VA addendum and a federally required Escape Clause for the same reason. USDA-RHS loans (rural development) require property eligibility verification through the USDA's property-eligibility database. Each path has its own deadlines and disclosures, and missing pieces can delay closing or trigger compliance issues for the lender.
The Buyer Approval deadline is where most financed deals quietly fail. If the buyer doesn't obtain final loan approval — or terminate the contract — by the date set in the addendum, the financing contingency is generally deemed waived. After that, if the loan falls through, the buyer can lose the earnest money. Underwriting timelines have stretched in recent years; a 21-day deadline that worked in 2019 is risky in 2026 with a typical lender. T-REX flags deadlines that look short relative to the current market and reminds you to coordinate the date with your loan officer before signing. The form also addresses the Property Approval (appraisal at or above price, lender approval of the property), and how appraisal shortfalls interact with the contingency.
Use it as a financed buyer, a buyer's agent, a lender, or an attorney. Buyer's agents cross-check the addendum against the buyer's prequalification letter to make sure the loan type and amount line up. Unrepresented buyers stepping into financing for the first time use the report as a checklist for what their lender needs to deliver and when. Loan officers double-check the deadline math before underwriting hands off to closing. Real estate attorneys use it as a fast first-pass triage before billing for the full read of FHA-specific or VA-specific addenda. The free quick scan is for everyone; the $5 full report unlocks the clause-by-clause comparison, the visual overlay, and the live chat about your specific addendum.
Other Texas contract forms we support: the full list of TREC forms includes the One to Four Family Residential Contract (Resale, TREC 20-18), the Residential Condominium Contract (Resale, TREC 30-17), the New Home Contracts (TREC 23-19 for incomplete construction and 24-19 for completed), the Farm and Ranch Contract (TREC 25-15), the Unimproved Property Contract (TREC 9-16), the Seller's Disclosure Notice, and every other current TREC-promulgated form. Each form has its own quirks and its own dedicated review.