Florida Buyer's Guide · Step 2 of 7
The Florida AS IS Contract
Most Florida home purchases use the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase. Here's how it's laid out and what it means for you.
You aren't under contract until every buyer and seller has signed (and initialed any changes) and the final version has been delivered. That date is the Effective Date, and almost every deadline counts from it.
What “AS IS” means
- The seller isn't required to make repairs.
- You get an inspection period to inspect the home and cancel for any reason if you aren't comfortable.
There's also a standard version of the contract, where the seller agrees to pay for certain repairs up to set limits. The AS IS version is more common in Florida, and you can still negotiate repairs under it.
The main sections
The contract has 20 numbered paragraphs, plus a set of Standards and optional riders. These are the parts buyers ask about most:
| Paragraph | What it covers |
|---|---|
| 1. Property Description | The address, plus personal property that's included (like appliances) or excluded |
| 2. Purchase Price and Closing | Price, deposits, loan amount and the escrow agent |
| 3. Time for Acceptance; Effective Date | The deadline for the seller to respond, and the date the contract starts |
| 4. Closing Date | When the sale closes |
| 6. Occupancy and Possession | When you get the keys |
| 8. Financing | Cash or loan, and the loan approval deadline. See Loan Contingency. |
| 9. Closing Costs, Title, Survey, Warranty | Who pays for what |
| 10. Disclosures | Required notices, including flood zone, HOA and property taxes |
| 11. Property Maintenance | The seller keeps the home in the same condition until closing |
| 12. Inspection; Right to Cancel | Your inspection period and the final walk-through. See Inspection Period. |
| 13. Escrow Agent | Who holds your deposit. See Escrow & Earnest Money. |
| 15. Default | What happens if a buyer or seller doesn't perform |
| 19. Addenda and Riders | Add-ons such as HOA, condo, appraisal contingency, or sale of your current home |
| 20. Additional Terms | Anything else agreed to in writing |
What's negotiable
Nearly everything you fill in:
- Price
- Deposit amounts and when they're due
- Closing date
- Cash or financing, and the loan approval period
- Length of the inspection period
- Who pays for title insurance, survey and home warranty
- Seller credits toward closing costs or buyer-agent compensation
- Included or excluded items, like appliances or furniture
- Possession date
- Any riders you add
The numbers printed in the form are defaults: a 15-day inspection period, a 30-day loan approval period, and an initial deposit due 3 days after the Effective Date. A default only applies when the blank is left empty, and riders take priority over the printed form.
How deadlines are counted
- Deadlines are counted in calendar days.
- A deadline that lands on a Saturday, Sunday or national holiday moves to the next business day.
- If the seller makes a counteroffer, there's no deal until you accept it in writing and deliver it.
Your copy
You'll get the full contract to review before we write any offer, and we'll go through it section by section. Once we're under contract, you'll have a fully signed copy.
Common Questions
Does AS IS mean something is wrong with the house?
No. It means the seller isn't promising repairs. You still get to inspect, and you can cancel during the inspection period.
Can I still ask for repairs?
Yes. During the inspection period you can ask for repairs, a credit or a lower price. The seller can agree or decline, and any change must be in writing.
When does the contract become binding?
On the Effective Date: the date the last buyer or seller signs or initials the final offer or counteroffer and it is delivered.
This guide is general information about the Florida Realtors/Florida Bar AS IS Residential Contract for Sale and Purchase (ASIS-7x) and the Florida Realtors buyer brokerage forms. It is not legal advice. Day counts shown are the form's defaults and apply only when the blank is left empty; your contract controls. For legal questions, consult a Florida real estate attorney.