When you buy a home in Texas, one of the most important documents you’ll receive — and one that many buyers don’t fully understand — is the title commitment. This document outlines the legal status of the property you’re purchasing and identifies any issues that must be resolved before closing.
Whether you’re buying new construction in San Antonio or a resale home in an established neighborhood, the title commitment is essential for protecting your ownership rights. It ensures you’re buying a property with clear, marketable title — free of legal disputes, unpaid liens, or hidden claims.
This guide breaks down everything you need to know about title commitments in Texas: what they include, why they matter, and how to read them with confidence.
What Is a Title Commitment?
A title commitment is a formal document issued by a title company that outlines the conditions under which they will issue title insurance for a property.
In simple terms:
A title commitment is the title company’s promise to insure your ownership — once certain requirements are met.
It includes:
• Who currently owns the property
• What liens or claims exist
• What restrictions apply
• What must be resolved before closing
• What will and will not be covered by title insurance
The title commitment is one of the most important documents in the homebuying process.
Why the Title Commitment Matters
The title commitment protects you from buying a home with legal or financial problems attached to it.
It helps you avoid:
• Unpaid property taxes
• Contractor liens
• HOA violations
• Boundary disputes
• Unknown heirs claiming ownership
• Fraudulent transfers
• Errors in public records
Without reviewing the title commitment, you could unknowingly inherit someone else’s legal issues.
When Do You Receive the Title Commitment?
In Texas, the title company typically issues the title commitment:
Within 20 days of going under contract
Your agent will receive it first, then review it with you to ensure everything is in order.
The Four Parts of a Title Commitment
A title commitment is divided into four sections:
• Schedule A
• Schedule B
• Schedule C
• Schedule D
Each section serves a different purpose. Let’s break them down.
Schedule A — The Basics
Schedule A includes the foundational details of the transaction.
It outlines:
• The property’s legal description
• The current owner
• The proposed buyer
• The proposed lender
• The type of title insurance being issued
Why Schedule A matters:
It confirms that the title company is insuring the correct property and that the seller actually has the legal right to sell it.
Schedule B — Exceptions to Coverage
Schedule B lists items that will remain on the title after closing and are not covered by title insurance.
These may include:
• Easements (utility, drainage, access)
• HOA covenants and restrictions
• Mineral rights reservations
• Setback requirements
• Public utility rights-of-way
Why Schedule B matters:
These items are normal — but important to understand. They affect how you can use the property.
For example:
• An easement may limit where you can build a pool.
• HOA restrictions may limit exterior changes.
• Setbacks may affect additions or expansions.
Your agent will help you interpret these items.
Schedule C — Requirements That Must Be Cleared Before Closing
Schedule C is the most important section for buyers.
It lists issues that must be resolved before the title company will insure the property.
Common Schedule C items include:
• Unpaid property taxes
• Unreleased liens
• Judgments against the seller
• Probate or heirship issues
• Missing signatures
• Divorce decree requirements
• Boundary or survey issues
Why Schedule C matters:
If these items are not resolved, you cannot close — and you should not close.
This section protects you from inheriting legal or financial problems.
Schedule D — Disclosures
Schedule D includes:
• Title company information
• Underwriter information
• Premiums and fees
• Ownership disclosures
This section is mostly informational.
Common Title Issues Found in Texas
Texas properties — especially older homes — may have title issues such as:
1. Unpaid Property Taxes
These must be paid before closing.
2. Contractor or Mechanic’s Liens
Often from unpaid work performed on the home.
3. HOA Liens
For unpaid dues or violations.
4. Judgments Against the Seller
These must be cleared before the property can transfer.
5. Probate Issues
If the home was inherited, missing documents or heirs may delay closing.
6. Boundary or Survey Problems
Encroachments or unclear boundaries may require correction.
7. Unreleased Mortgages
Old loans that were paid off but never properly recorded.
8. Divorce-Related Claims
If the home was part of a divorce settlement, both parties may need to sign.
How to Read a Title Commitment (Buyer-Friendly Guide)
Here’s a simple way to review your title commitment:
Step 1: Confirm the Property Details (Schedule A)
Make sure:
• The legal description matches the contract
• The seller listed is the actual owner
Step 2: Review Exceptions (Schedule B)
Look for:
• Easements
• Restrictions
• HOA documents
• Mineral rights reservations
Your agent will explain how these affect the property.
Step 3: Focus on Requirements (Schedule C)
This is the most important section.
Ask:
• Are there liens?
• Are there judgments?
• Are there unpaid taxes?
• Are there missing documents?
These must be cleared before closing.
Step 4: Review Disclosures (Schedule D)
This section is informational but should still be reviewed.
How the Title Commitment Protects Buyers
The title commitment ensures:
• You’re buying a property with clear ownership
• You’re not inheriting unpaid debts
• You’re aware of restrictions and easements
• You’re protected from legal disputes
• You can walk away if issues cannot be resolved
It is one of the strongest buyer protections in Texas real estate.
What Happens If Title Issues Cannot Be Resolved?
If the seller cannot clear the title issues listed in Schedule C, you have options:
• Extend the closing date
• Allow the seller more time to resolve issues
• Cancel the contract
• Receive your earnest money back
The title contingency protects you in these situations.
Title Commitments in New Construction
New construction homes typically have cleaner titles, but issues can still arise:
• Developer liens
• Unreleased construction loans
• HOA documents not finalized
• Easements not recorded properly
Your agent will help you review the title commitment carefully.
Title Commitments in Resale Homes
Resale homes may have more complex title histories, including:
• Multiple owners
• Estate transfers
• Divorce settlements
• Old mortgages
• Unpaid taxes
The title commitment ensures these issues are resolved before closing.
Final Thoughts: The Title Commitment Is Your Legal Safety Net
A title commitment is more than a formality — it’s your legal protection. It ensures you’re buying a home with clear ownership, no hidden debts, and no legal complications.
In a market like San Antonio — where homes can have long histories and complex ownership chains — understanding the title commitment is essential for a safe, confident purchase.
Buying a Home in San Antonio? We’ll Guide You Through the Title Process.
As a family owned San Antonio brokerage, we help buyers:
• Understand title commitments
• Identify red flags
• Work with trusted title companies
• Protect their earnest money
• Make confident, informed decisions
If you’re preparing to buy, we’re here to guide you every step of the way.
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