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In Florida, an as-is sale means the seller is offering the home in its current condition and is not agreeing in advance to make repairs or improvements.
It does not mean a buyer has to buy the home without inspections or accept hidden problems.
The Florida Realtors/Florida Bar “AS IS” Residential Contract gives the buyer an inspection period to investigate the property. If no number of days is written into the form, it defaults to 15 days after the Effective Date. During that window, the buyer may inspect the home and, if they decide it is not acceptable, cancel in writing before the deadline and receive their deposit back.
Once that inspection period ends, the buyer generally accepts the property’s physical condition and may be responsible for repairs required by their lender or insurer.
Buyers can still request repairs, a credit, or a price adjustment after inspections. The seller can say no, but both parties may agree to a solution. Any agreement should be put in a signed written addendum.
“As is” also does not let a seller hide known problems. The Florida Realtors/Florida Bar contract requires the seller to disclose known facts that materially affect the property’s value when those facts are not readily observable. Sellers must also maintain the property in substantially the same condition through closing, aside from ordinary wear and tear or casualty loss.
Common Myths About As-Is Homes in Florida
Myth: “As is” means the house must be in bad shape.
Not at all. A seller may choose an as-is contract because they do not want to negotiate repairs, are selling an estate or second home, or simply want a more straightforward process.
Myth: Buyers cannot ask for repairs.
They can ask. The seller is not automatically required to agree, but repairs, credits, or a price adjustment can still be negotiated.
Myth: Buyers should skip inspections.
No ma’am. Inspections are especially important in an as-is sale. They help buyers understand the home’s condition, likely repair costs, insurance concerns, and lender requirements before the inspection deadline passes.
Myth: “As is” means the seller can hide known problems.
No. The Florida Realtors/Florida Bar contract still requires disclosure of known facts that materially affect value and are not readily observable.
Frequently Asked Questions
Can a buyer inspect an as-is home in Florida?
Yes. The buyer can conduct inspections during the contract’s agreed inspection period.
Can a buyer cancel an as-is contract?
Yes, if they deliver written cancellation notice before the inspection period expires. Under the standard form, a timely cancellation returns the deposit and releases both parties.
Does “as is” mean the seller does not have to disclose defects?
No. A seller must still disclose known, material facts affecting value that are not readily observable.
Does the seller have to make repairs after an inspection?
Not automatically. The seller may decline repairs, but the buyer and seller can negotiate repairs, credits, or a price change in writing.
Every contract and deadline matters, so buyers and sellers should review their specific agreement and speak with a Florida real-estate attorney about legal questions.
