The TXR 1508 Has a Hard 14-Day Maximum — No Exceptions
Under Texas SB 1968, Section 1101.562, TXR 1508 Showing Only agreements cannot exceed 14 calendar days. Not 15. Not 21. Not "until the buyer finds something they like." This is a statutory cap, not a guideline, and TREC is actively enforcing it.
The 14-day limit exists because the TXR 1508 is deliberately narrow in scope. It authorizes you to show property — nothing more. You owe no fiduciary duty, you provide no advice, and you offer no representation. The legislature decided that this minimal-service arrangement should not drag on indefinitely, and they drew the line at two weeks.
Despite the clarity of this rule, TREC complaint data suggests it's one of the most commonly violated provisions under the new buyer representation framework. Agents are either unaware of the cap or deliberately ignoring it, and both paths lead to the same place: enforcement action.
What the TXR 1508 Actually Authorizes
Before we dig into what goes wrong, let's be precise about what the TXR 1508 is and isn't. The TXR 1508 (Showing Only Agreement) is a non-exclusive agreement that permits a licensee to accompany a buyer to view properties. That is the entirety of its scope.
Under a TXR 1508, you cannot do the following:
- Provide advice on pricing, negotiation strategy, or contract terms
- Act as a fiduciary or advocate for the buyer
- Negotiate on the buyer's behalf
- Draft or present offers for the buyer
Compare this to the TXR 1501 (Full Representation), which establishes exclusive, full fiduciary duty with no statutory term limit, or the TXR 1507 (One Property/Day), which is limited to a single property or a single calendar day. Each form serves a different purpose, and using the wrong one — or extending one beyond its legal term — creates compliance exposure.
How Agents Break the 14-Day Rule
1. Rolling Renewals Without a New Agreement
The most common violation is informal extension. An agent signs a TXR 1508, the 14 days expire, and the agent continues showing property as if nothing changed. There is no new agreement, no documentation, and no conversation about the term ending. This is a violation of both Section 1101.562 and TRELA Section 1101.563, which requires a written buyer representation agreement before showing any property.
Once the 14-day term expires, you have no agreement in place. Showing property without one violates Texas law, effective January 1, 2026. It's that simple.
2. Backdating or Fudging the Start Date
Some agents attempt to reset the clock by entering a start date that doesn't match when the agreement was actually signed. This creates a falsified document. TREC treats document falsification as a serious violation that can result in fines starting at $1,000 per violation and potential license suspension under TRELA Section 1101.563.
3. Stacking Multiple TXR 1508s Without Disclosure
Signing a new TXR 1508 every 14 days is technically permissible — the form is non-exclusive, and there is no statutory limit on how many times you can execute one with the same buyer. However, this approach raises a practical red flag. If you're showing property to the same buyer for 60 or 90 days under a string of showing-only agreements, TREC may question whether you're actually providing representation or advice and misusing the 1508 to avoid the obligations of a TXR 1501.
Each new TXR 1508 must be a genuinely separate agreement with a clearly documented start date. The buyer should understand — every time — that the agreement carries no representation, no advice, and no fiduciary duty.
What Happens When You Exceed 14 Days
The consequences of exceeding the 14-day cap operate on two levels. First, once the term expires, you are showing property without a written buyer representation agreement. Under TRELA Section 1101.563, this is a standalone violation carrying TREC fines starting at $1,000 per occurrence and the possibility of license suspension.
Second, any expired TXR 1508 cannot retroactively protect you. If a dispute arises about compensation, duties owed, or conduct during showings that occurred after day 14, you have no contractual basis to stand on. TRELA Section 1101.806 — the Statute of Frauds — requires all real estate agreements to be in writing to be enforceable. An expired agreement is not a written agreement.
This means you could show property on day 15, a dispute could arise, and you would have zero contractual protection. No enforceable compensation claim. No documented scope of services. Nothing.
The NAR Settlement Layer
The 14-day rule doesn't exist in a vacuum. Since August 17, 2024, the NAR settlement requires mandatory written buyer representation agreements before showing any property. Every buyer representation agreement — including the TXR 1508 — must contain four mandatory clauses:
- The exact compensation amount (flat fee or percentage)
- Source neutrality — compensation cannot be contingent on a particular source
- A negotiability disclosure in conspicuous text
- Specific services to be provided under the agreement
When a TXR 1508 expires after 14 days and you continue showing property, you are violating both Texas state law and the NAR settlement requirements simultaneously. This dual exposure makes the infraction significantly more serious than violating either framework alone.
Best Practices: Staying Inside the 14-Day Window
Set a Calendar Alert on Day 12
Give yourself a two-day buffer before expiration. On day 12, contact the buyer and have a direct conversation: either sign a new TXR 1508, upgrade to a TXR 1501 or TXR 1507, or stop showing property. Document whichever path you take.
Use the TXR 1508 for What It Was Designed For
The showing-only agreement is ideal for a buyer who wants to tour a few properties before committing to full representation. It is not a long-term relationship tool. If a buyer needs ongoing showings, advice, or negotiation support, the TXR 1501 (Full Representation) is the correct form from the start.
Document Every Agreement Electronically
Under the ESIGN Act (15 U.S.C. § 7001), electronic signatures carry the same legal validity as handwritten signatures for real estate agreements, provided the signer has agreed to conduct business electronically. Use a platform that timestamps execution and expiration. Paper agreements with ambiguous dates are harder to defend in a TREC investigation.
Never Show Property After Expiration
This is the non-negotiable rule. If the TXR 1508 has expired and you have no replacement agreement in place, you do not show property. You do not open a lockbox. You do not drive the buyer to a listing. Full stop. The risk of TREC fines starting at $1,000 per violation and potential license suspension under TRELA Section 1101.563 is not worth a single showing.
The Bottom Line
The TXR 1508's 14-day maximum under SB 1968, Section 1101.562 is one of the clearest rules in Texas real estate compliance. There is no ambiguity. There is no gray area. You have 14 calendar days, and then the agreement ends. What you do on day 15 — sign a new agreement or stop showing property — determines whether you stay compliant or face enforcement action. Track your dates, document your agreements, and respect the cap.