You found a house in Orange, Osceola or Seminole County, your offer was accepted, and the contract says “As Is.” Many buyers read that as “no protection.” It is closer to the opposite: in the Florida Realtors/Florida Bar “AS IS” contract, the buyer gets a short window to inspect and can walk away. What the form does not do is make the seller fix anything.
This guide explains how the inspection period works, what happens if you find problems, and how to use those days well. It is general education, not legal advice. Contracts differ, so read yours and ask a Florida real estate attorney about your situation.
What “As Is” means in the Florida contract
The Florida Realtors and The Florida Bar publish two common residential contracts: a standard version and an “AS IS” version. Both are widely used. In the “AS IS” version the seller agrees to sell the property in its condition on the effective date, and is not required to make repairs or spend money to cure defects found by the buyer.
In exchange, the buyer receives what is often called a free look. In paragraph 12 of the form, the buyer has an inspection period to have whatever inspections they want. If the buyer decides, in the buyer’s sole discretion, that the property is not acceptable, the buyer can terminate by delivering written notice to the seller before the period ends. The deposit is returned, and both sides are released from further obligations.
Two things surprise people. First, the standard version works differently: it has repair obligations for certain items, which is why the two forms feel so different at the negotiating table. Second, “As Is” does not erase the seller’s duty to disclose known hidden defects, which we cover below.
How long is the inspection period?
The contract has a blank for the number of days. If it is left empty, the form says 15 days, counted from the effective date (the date the last party signs). Parties can negotiate a different length, and in a competitive market buyers sometimes shorten it to strengthen an offer. Think twice before doing that. In Central Florida, scheduling a wind mitigation report, a 4-point inspection, a pool or sewer-scope specialist and a roofer can easily take most of 15 days.
Check three details in your own contract:
- The start date. It runs from the effective date, not from the day you first call an inspector.
- The deadline for notice. The form requires notice before the period expires. Confirm how and where notice must be delivered, and the cut-off time, then give it early.
- Any extension. An extension is only safe if it is agreed in a signed, written amendment.
What you pay for
If you cancel within the period, the form says you remain responsible for promptly paying for the inspections and for repairing any damage the inspections cause to the property. Ask inspectors to avoid invasive work without the seller’s permission, and keep receipts, because the seller can ask for them.
What if the inspection finds problems?
You generally have three real choices:
- Accept the property as it is and move on to closing.
- Negotiate. Ask for repairs, a credit or a price reduction. Under the “AS IS” form the seller can say no, and any agreed repair should be put in a signed written amendment rather than a text message or verbal promise.
- Cancel by written notice before the inspection period ends and get your deposit back under the contract.
Negotiation is easier when you bring evidence: a licensed contractor’s estimate, a photo-documented report and a clear list of priorities. Our guide to negotiating a Central Florida home purchase covers how to make those requests without losing the deal.
What to inspect in the first week
Do not wait until day 12. Book the general inspection first, since it tells you which specialists you need. For Florida homes, ask about:
- Roof and age. Insurers often care about roof age. See our notes on roof age and Central Florida home sales.
- 4-point and wind mitigation reports. These feed insurance underwriting and can affect the price of coverage. Our 4-point inspection guide explains the report.
- AC, plumbing and electrical. Older systems are a common source of surprises, and a full home inspection before closing is where they show up.
- Special features. Pools, septic systems, wells, sinkhole history and flood zones each need their own questions.
Also use the same days to line up money and coverage. A lender may react to what the inspection finds, as explained in this look at how a 4-point inspection affects mortgage approval. Ask an agent for an insurance estimate too; a buyer-focused primer on Florida property insurance before closing lists what to ask. A high premium discovered after the inspection period ends is a problem you can no longer walk away from.
The seller still has duties
Two obligations remain on the seller’s side of an “AS IS” deal.
- Disclosure. Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of a material defect that is not readily observable and that the buyer does not know about must disclose it. An “As Is” clause does not remove that duty. Read more in our article on what Florida sellers must tell buyers.
- Maintenance until closing. The “AS IS” form also has a maintenance requirement: the seller must keep the property, including systems such as the AC, in the condition existing on the effective date, ordinary wear and tear excepted. Ask your attorney or agent how that interacts with your final walk-through.
Tips for sellers
If you are selling, an “As Is” contract does not mean you can ignore the home’s condition. Buyers walk away during the inspection period, and a seller who learns the problems first can price accordingly. A pre-listing inspection helps you avoid a cancellation in the middle of your contract period.
Common questions
Can I cancel after the inspection period ends?
Not just because you changed your mind. After the period expires, the contract’s other termination rules apply, and your deposit may be at risk. Talk with your attorney before missing the deadline.
Does “As Is” mean the seller can hide problems?
No. The duty to disclose known, material, hidden defects applies to all Florida home sales, regardless of the contract form.
Will the seller fix what the inspector finds?
Under the “AS IS” form, only if the seller agrees, and the agreement should be written and signed.
Is every Florida contract the same?
No. Some brokerages, builders and attorneys use their own forms, and addenda can change the inspection rules. Read your contract.
Who pays for the inspection?
The buyer, including if the buyer cancels, plus any damage the inspections cause.
Written by Tariq AbouAdma, Real Estate Broker BK3375638, Quality Real Estate Services LLC. This article is general information and not legal advice.
Buying in Orange, Osceola or Seminole County? Call Quality Real Estate Services at 407-476-6667 or visit 336 Wilshire Blvd, Suite 274-229, Casselberry, FL 32707.