Florida AS-IS Contract Explained (2026): What It Means for Buyers & Sellers

Quick definition

The 'AS-IS' Residential Contract for Sale and Purchase — the FloridaRealtors/FloridaBar (FAR/BAR) AS-IS form — is the most commonly used purchase contract in Florida. 'AS-IS' means the seller won't be obligated to make repairs; it does not waive inspections. The buyer gets an inspection period (length negotiated, commonly 7–15 days) with the right to cancel for any reason and receive the deposit back.

What AS-IS actually means

Under the AS-IS form the seller agrees to maintain the property in its current condition but takes on no repair obligation. The buyer's protection is the inspection period: cancel for any reason before it expires and the deposit comes back. In practice, buyers often use inspection findings to negotiate a credit or price reduction rather than cancel — the seller can agree, counter, or refuse.

AS-IS vs. the standard FAR/BAR form

The standard (non-AS-IS) FAR/BAR contract obligates the seller to repair certain categories of defects up to negotiated dollar caps. The AS-IS form replaced most of that mechanism in common practice because it is simpler: condition risk is handled through the inspection period and renegotiation instead of repair caps.

Disclosure still applies

AS-IS does not eliminate seller disclosure duties. Florida law (the Johnson v. Davis line of cases) requires sellers to disclose known facts that materially affect the property's value and are not readily observable. An AS-IS clause is not a shield against failing to disclose known defects.

Common questions.

Can I still inspect a home under an AS-IS contract in Florida?

Yes. The AS-IS form includes a negotiated inspection period during which the buyer may cancel for any reason and receive the earnest money deposit back. AS-IS only means the seller hasn't promised to make repairs.

Does AS-IS mean the seller doesn't have to disclose problems?

No. Florida sellers must still disclose known facts that materially affect value and aren't readily observable. AS-IS addresses repair obligations, not disclosure duties.

How long is the inspection period?

Whatever the parties negotiate — commonly 7 to 15 days in Florida practice. If the blank is left unfilled on the AS-IS form, the form supplies a default period.

AS-IS Contract

What AS-IS actually means

AS-IS vs. the standard FAR/BAR form

Disclosure still applies

Common questions.

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