Drop a TREC 20-19.Drop a CBS1. See exactly what’s missing.
Built to help TCs catch what's missing — not to replace what you do.
Checked, then deleted. No AI reads your contract. How we handle files →
Independent. Not owned by Zillow, a brokerage or an MLS. We don’t sell data.
Prefer to walk through it together? Book a free 15-min file check →
Why choose TxtAnOffer?
Committed to getting every form right
Every check is mapped field-by-field to TREC’s published 20-19, 40-11, 41-3 and 39-11 forms, and re-verified each time TREC revises them. You can count on the same careful check on every file, so the blank Effective Date or missing initial gets caught before title sees it.
Every check is mapped field-by-field to the Colorado Real Estate Commission’s 2026 CBS1, the version mandatory since January 1, 2026. You can count on the same careful check on every file, so a blank loan or inspection deadline gets caught before it quietly deletes a contingency.
Your files stay yours
A contract you check is read for the report, then deleted. No copy is kept. The only files we keep are the ones your brokerage chooses to archive, and those are kept for 5 years. If you email us, you hear back from the person who built it, not a ticket queue.
3 ways to get started
Check one file on your own, get a walkthrough, or set it up for your whole brokerage.
Check a file now
Drop one filled TREC 20-19Drop one filled CBS1 and see what title would kick back.
- 3 free reports, no signup
- Results in seconds
- The file isn’t kept
Walk through a file together
A free 15-minute call to walk through the report on one of your files, or on the sample.
- 15 minutes on Google Meet
- Forward the file to tc@check before the call
- No sales pitch
Set up your roster
Every agent’s offer checked before it goes out, and records kept for you.
- Start with a free audit of 20 closed files
- 5-year archive, searchable by address
- Agents join with one text
A second set of eyes, so you can actually log off.
You already catch nearly everything by hand. This is for the one blank that slips past even a careful TC — because it's your name on the file, whether that's one brokerage or six.
Check a file free- ✓Effective Date left blank — the date every other deadline counts from.
- ✓Missing buyer or seller initials — easy to miss page-by-page, hard to fix once closed.
- ✓40-11 addendum mismatches — loan amount or financing checkbox disagreeing with the contract.
- ✓41-3 loan assumption gaps — addendum listed but not attached, blank rate or fee caps, assumed balance not matching 3B.
- ✓39-11 amendment mismatches — sales price or property address disagreeing with the original contract.
- ✓A blank or N/A deadline — under §3.2 it deletes that contingency: loan, appraisal, inspection or title objection.
- ✓§4.1 price math — Earnest Money + loan + Cash at Closing not adding up to the Purchase Price.
- ✓Deadlines out of order or after closing — an objection date before its delivery date, or any deadline past the Closing Date.
- ✓Closing on a weekend or holiday — a Saturday, Sunday, or federal or Colorado holiday, when wires may not move.
- ✓Check-one conflicts — both boxes checked where only one applies, or two payers on one §15 fee.
- ✓Your whole closed-file backlog — free sample checks up to 20 files at once; a Brokerage join code raises that to 200, no extra charge. Bulk check →
- ✓A text the moment it happens — on the Brokerage plan, a real blocker on any agent's file texts you directly, before it ever reaches title.
Every offer your agents text in, archived for 5 years.
TREC asks you to keep transaction records for 4 years from closing (22 TAC §535.2). Here's how files land in your archive — your agents don't do anything extra.
Here's how files land in your archive — your agents don't do anything extra.
Agents join your roster
Each agent texts your brokerage's join code before their first offer, or enters it at signup. One time, no per-agent setup.
They text the offer
The TREC 20-19CBS1 comes back in seconds, gets checked for blanks and mismatches, and a copy goes to your TC by email.
Changes are filed with it
When an agent texts a price or closing-date change (AMEND 123 Main St price 730k), it becomes a 39-11 amendment, archived under the same address.
Find it in seconds
Search by address from your brokerage dashboard, open any PDF, or download the whole archive as a ZIP — anytime, even if you cancel. Brokerage sign-in →
Executed contracts too: forward them to tc@check.txtanoffer.com from your brokerage email, or drop them into your archive — each one is checked and kept 5 years. How the contract archive works →
From offer to closing, in one place.
From a text to a checked contract, in one place.
TC File Check is the part most people try first. It's one stage of a longer workflow that runs underneath it, start to finish.
Offer
Your agents text the terms in and get back a structured offer in seconds — the starting point everything else builds on, and the first record in your brokerage's archive.
For example: 725k 3% 21day 123 Main St, Austin, TX500k 20% 30day 123 Main St, Denver, CO
Text (833) 897-0333
By texting, you agree to receive SMS replies about your offers. Reply STOP to opt out, HELP for help. Msg & data rates may apply. Privacy · Terms
TREC Documents
The required forms are generated straight from the transaction: 20-19, 39-11, 40-11, IABS, 61-0, 36-10.
Contract
A filled CBS1 is generated straight from the text, with a standard §3.1 deadline schedule on business days for you to review and adjust.
Compliance — TC Check
Checked for completeness, cross-document consistency, and version-to-version comparison — before it moves forward.
Checked for blank deadlines, §4.1 price math and dates out of order — before it moves forward.
Review before it goes out
Every draft opens on a review page that lists what’s still blank. Emailing it to the listing agent stays locked until the required fields are filled.
Communication
SMS confirmations, email notifications, and a listing-agent accept/decline thread, built in from the first text.
Transaction workspace
Once accepted, a stage timeline and task checklist track the deal — option period, earnest money, title, financing, inspections, amendments, final walkthrough — alongside accept/decline status and dashboard visibility.
Once accepted, a stage timeline and task checklist track the deal, with due dates taken from the contract’s own §3.1 deadlines — title, disclosures, financing, appraisal, inspections — plus a reminder text the day before the key ones.
Closing
Within 5 days of closing, a Closing Checklist pulls it together in one screen: documents complete, signature status, open tasks, and every key date.