Florida AS-IS Contract Deadlines: The Complete Timeline for Agents
The dates that decide a Florida deal, from the initial deposit to closing. What the form defaults to, how days are counted, and how to make sure none of them slip.
On this page
The AS-IS contract runs on dates that start at the Effective Date. The big ones: initial deposit (3 days), loan application (5 days), inspection period (15 days), loan approval (30 days), title evidence before closing, and closing. Blanks fall back to defaults, days are calendar days, and time is of the essence.
- ✓Write the Effective Date down and confirm it in writing.
- ✓Calendar every date on day one, not week two.
- ✓Never leave a blank you meant to fill in.
How the clock works
The Florida Realtors/Florida Bar AS-IS contract is the most widely used residential form in the state. Its deadlines are strict because the contract says time is of the essence.
- ✓Effective Date: the date the last party signed or initialed and delivered the final offer or counteroffer. Most clocks start here.
- ✓Calendar days: weekends count.
- ✓Weekend and holiday rollover: a deadline that lands on a Saturday, Sunday or national legal holiday extends to the next business day.
- ✓Defaults: if a blank is left empty, the form fills in a default. Leaving blanks is how surprises happen.
The deadline timeline
Defaults below apply only if the blank is left empty. Most contracts negotiate their own numbers.
The inspection period is the buyer's main exit. Inside it, the buyer can cancel in their sole discretion and get the deposit back. After it ends without written notice, the deposit is at risk.
If the property is a condo
Florida condo resales add their own clock. Under Section 718.503, if the buyer didn't get the required association documents before signing, they can cancel within 7 days (not counting weekends and legal holidays) after receiving them. That clock runs separately from the inspection period. More in our guide to Florida condo laws in 2026.
Where deadlines usually slip
The Effective Date is unclear
Counteroffers fly back and forth and nobody confirms the final date. Every clock is off by a day.
Inspections start late
Inspectors get booked on day 8 of a 15-day period. Schedule them in the first 3 to 5 days.
The deposit arrives late
A late deposit can give the seller grounds to declare a default.
Loan approval sneaks up
Nobody checks with the lender until day 28 of 30. Ask for an update every week.
Extensions aren’t signed
A verbal "we’re fine with more time" isn’t an extension. Both parties sign an addendum.
Holidays are miscounted
Rollover days get guessed instead of checked.
Day-one checklist
- 1
Confirm the Effective Date
Get it in writing from the other agent the same day.
- 2
Calendar every deadline
Deposit, inspection, loan application, appraisal, loan approval, title and closing, with reminders 2 days before each one.
- 3
Send a timeline to everyone
Client, lender, title and the other agent get the same list of dates.
- 4
Book inspections right away
Aim for the first 3 to 5 days of the inspection period.
- 5
Check in weekly
Confirm each upcoming date with the lender and title company until closing.
Tracking deadlines is administrative work an assistant can handle. Interpreting the contract or advising your client stays with you. See transaction coordinator vs. virtual assistant.
Every deadline, tracked for you.
Broadwell logs every contract date on day one, sends reminders before each deadline and keeps your file broker-ready. You stay focused on your client.
Common questions
How long is the inspection period on a Florida AS-IS contract?
15 days from the Effective Date if the blank is left empty. It's negotiable, and competitive offers often use 7 to 10 days.
When is the escrow deposit due on a Florida AS-IS contract?
The initial deposit defaults to 3 days after the Effective Date. Any additional deposit is due when the contract says, often at the end of the inspection period.
Do weekends count in Florida contract deadlines?
Yes. The FR/BAR contracts use calendar days. If a deadline lands on a weekend or national legal holiday, it extends to the next business day. Check your form revision for the exact rule.
What is the loan approval period on the Florida AS-IS contract?
30 days from the Effective Date if left blank, and the buyer must apply for financing within 5 days if that blank is empty. Both can be negotiated.
Can an unlicensed assistant track contract deadlines in Florida?
Yes. Calendaring dates, sending reminders and organizing documents is administrative work. Explaining contract terms or advising the client is licensed activity and stays with the agent.