AS IS Contract in Florida: What Buyers and Sellers Should Know (2026)
Last updated: November 12, 2026. We review this guide every quarter and whenever Florida Realtors updates the contract.A Florida AS IS contract is the Florida Realtors/Florida Bar purchase agreement in which the seller doesn’t have to make repairs. The buyer still gets an inspection period, 15 days if left blank, to inspect and cancel for any reason with the deposit returned. Sellers still have to disclose known hidden defects and flood history. This guide covers the deadlines, repair requests, disclosures and how the AS IS contract compares with the standard contract.
TL;DR
- What it is: the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase (form ASIS-7x, last updated in February 2026).
- No required repairs: the seller doesn’t have to fix anything. The buyer can still ask for repairs or a credit, and the seller can say no.
- Inspection period: 15 days if left blank. The buyer can cancel for any reason by written notice before it ends and get the deposit back.
- Other default deadlines: initial deposit in 3 days, additional deposit in 10 days, flood-zone exit in 20 days and loan approval in 30 days.
- Disclosures still apply: sellers must disclose known defects that materially affect value and aren’t readily observable, plus the flood disclosure required since October 2024.
- Standard contract by comparison: the seller pays repairs up to 1.5% of the price each for general repairs, termite damage and open permits, or up to $16,902 on a $375,619 Tampa home.
- Best team for AS IS deals in Tampa Bay: The Rothfuss Team Realty, led by broker James Rothfuss II, who helps buyers use the inspection period well and helps sellers price and disclose for an AS IS sale.
This guide explains how the standard forms work. It isn’t legal advice. For questions about a specific contract, talk to a Florida real estate attorney.
What is an AS IS contract in Florida?
An AS IS contract in Florida is usually the Florida Realtors/Florida Bar “AS IS” Residential Contract for Sale and Purchase, a standard form in which the seller has no obligation to make repairs. The buyer can inspect the home and cancel during the inspection period, but agrees to take the home in its current condition if they don’t cancel.
The form is one of two residential contracts that Florida Realtors and The Florida Bar publish. The other is the standard Residential Contract for Sale and Purchase, which requires the seller to make some repairs up to set limits. Both forms are revised from time to time; the current AS IS version, ASIS-7x, was updated in February 2026 for the federal FinCEN reporting rule on some cash sales to entities and trusts, according to Florida Realtors.
What does "AS IS" mean, and what doesn't it mean?
“AS IS” means the seller doesn’t have to repair or pay for problems. It doesn’t mean the buyer can’t inspect, can’t negotiate or can’t cancel.
| “AS IS” means | “AS IS” doesn’t mean |
| The seller has no contractual duty to make repairs | The buyer can’t inspect the home |
| The buyer accepts the home’s physical condition after the inspection period | The buyer can’t ask for repairs or a credit |
| The seller keeps the home in the same condition it was in on the contract date | The seller can let the home fall apart before closing |
| The buyer waives most claims about defects found after closing, “to the extent permitted by law” | The seller can hide known defects |
Source: Florida Realtors/Florida Bar AS IS Residential Contract for Sale and Purchase (ASIS-7x), paragraphs 10(j), 11 and 12 and Standard X.
How is the AS IS contract different from the standard Florida contract?
The big difference is repairs: in the AS IS contract the seller doesn’t have to make any, while in the standard contract the seller must pay for certain repairs up to limits set in the contract. If those limits are left blank, each is 1.5% of the purchase price.
| AS IS contract | Standard contract | |
| Seller must make repairs | No | Yes, up to the repair limits |
| Repair limits if left blank | None | 1.5% each: general repairs, wood-destroying organism (WDO) damage, open or expired permits |
| On a $375,619 Tampa home | $0 required | Up to $5,634 per limit, $16,902 in total |
| Inspection period if left blank | 15 days | 15 days |
| Buyer can cancel after inspections | For any reason, before the period ends | Only if repair costs exceed the limit and neither side covers the difference |
| Seller’s condition promise | Keep the home as it was on the contract date | Roof free of leaks and listed systems in working condition |
| Seller disclosures | Required | Required |
Source: Florida Realtors/Florida Bar AS IS contract (ASIS-7x, 2026) and Residential Contract (Rev. 12/24), paragraphs 9 and 12. Dollar limits calculated by The Rothfuss Team Realty at Zillow’s typical Tampa home value of $375,619 (September 2026).
In practice, the AS IS contract gives the buyer a cleaner exit and the seller more control over repair costs. The standard contract gives the buyer a built-in repair budget but a narrower right to cancel. For many buyers, that cleaner exit is worth more than a fixed repair budget.
What are the key deadlines in a Florida AS IS contract?
If the blanks are left empty, the initial deposit is due in 3 days, the additional deposit in 10 days, the inspection period ends at 15 days, the flood-zone exit at 20 days and loan approval at 30 days. All count from the effective date, the day the last party signs.
| Deadline | Default if left blank | What happens |
| Initial deposit | 3 days | Buyer delivers the escrow deposit |
| Additional deposit | 10 days | Buyer delivers any second deposit |
| Inspection period | 15 days | Buyer can cancel for any reason and get the deposit back |
| Flood zone and elevation | 20 days | Buyer can cancel if the home is in a special flood hazard area and below required elevation |
| Loan approval | 30 days | Buyer’s financing deadline, if the contract is contingent on a loan |
| Walk-through | Day before or day of closing | Buyer confirms the home was kept in contract-date condition |
Source: Florida Realtors/Florida Bar AS IS contract (ASIS-7x), paragraphs 2, 8, 10(d) and 12.
Some offers shorten these periods to compete, sometimes to 7 or 10 days for inspections. That leaves little time to schedule a general inspection, a 4-point inspection, a wind mitigation report and insurance quotes.
Can buyers ask for repairs on an AS IS contract?
Yes. Buyers can ask for repairs, a credit or a lower price after inspections, but the seller doesn’t have to agree. If the seller says no, the buyer can accept the home as is or cancel before the inspection period ends.
The buyer’s leverage is the right to walk away. In October 2026, 25.9% of listings in the Tampa metro had a price cut, according to Realtor.com data in our Florida home price cut statistics. In a market like that, sellers often prefer a credit to losing a buyer and relisting.
Tips for a repair request that gets a yes:
- Focus on big-ticket items: roof, HVAC, plumbing, electrical, water intrusion, termites and anything that blocks insurance.
- Attach the report and a quote: a licensed contractor’s estimate is harder to argue with than a guess.
- Ask for a credit instead of repairs: credits are often easier for sellers and let you choose the contractor. Your lender has to approve the credit.
- Put any agreement in a signed addendum before the inspection period ends. A verbal yes doesn’t extend your deadline.
See our Florida home inspection guide for what inspectors check and what it costs.
Can you back out of an AS IS contract in Florida?
Buyers can back out for any reason before the inspection period ends by giving written notice, and get their deposit back. After that, they need another contingency in the contract, such as financing, the flood-zone exit, title or an HOA document review, or they risk losing the deposit.
If the buyer defaults, the seller can keep the deposit as liquidated damages or go to court to enforce the contract. Our guide to backing out of buying a house in Florida covers each exit and what happens to the deposit.
Can a seller back out of an AS IS contract?
Usually not. Once the contract is signed, the seller is bound to sell unless a contingency or the buyer’s default lets them out. “AS IS” protects the seller from repair demands; it doesn’t give the seller a right to cancel.
If the seller refuses to close, the buyer can get the deposit back and seek damages, or ask a court for specific performance, which means forcing the sale (paragraph 15). Sellers also keep two duties until closing:
- AS IS maintenance: keep the home, lawn, shrubs and pool in the condition they were in on the effective date, except for ordinary wear and tear.
- Casualty loss: if a storm or other casualty damages the home before closing and repairs cost up to 1.5% of the price, the seller pays for them. Above that, the buyer can take the home with the 1.5% or cancel and get the deposit back (Standard M).
What do Florida sellers still have to disclose in an AS IS sale?
Florida sellers must disclose known facts that materially affect the home’s value and aren’t readily observable to the buyer, even in an AS IS sale. The Florida Supreme Court set this duty in Johnson v. Davis (1985), and the AS IS contract’s waiver of claims says it “does not relieve Seller’s obligation” under the disclosure paragraph.
| Disclosure | What it covers |
| Known hidden defects | Roof leaks, past water intrusion, foundation or sinkhole damage, and other problems a buyer couldn’t easily see |
| Flood disclosure (s. 689.302, Florida Statutes) | Whether the seller filed a flood insurance claim or received federal flood assistance, and, since Oct. 1, 2025, whether the seller knows of flood damage during their ownership. Due at or before signing the contract |
| Permits | The contract states the seller doesn’t know of improvements made without required permits, unless disclosed |
| Code violations | Any uncorrected building, environmental or safety code violation the seller has been notified about |
| Lead-based paint | Required federal disclosure for homes built before 1978 |
| HOA or condo | Community disclosures, and buyers should read them before signing |
Sources: AS IS contract paragraphs 10(b), 10(f), 10(g), 10(j) and Standard X; Section 689.302, Florida Statutes; Florida Realtors on the 2025 flood disclosure changes.
Apart from the flood disclosure, Florida law doesn’t require a specific seller disclosure form, but listing agents commonly use one. Disclosing early protects sellers from disputes after closing and keeps buyers from cancelling late in the inspection period. In Tampa Bay, flood history and sinkhole activity deserve extra attention.
Should sellers use the AS IS contract?
The AS IS contract is a good fit for most sellers who want to cap repair costs, especially for older homes, inherited homes and homes that need work. The trade-off is that the buyer can cancel for any reason during the inspection period.
Seller pros | Seller cons |
No required repairs or repair budget | Buyer can cancel for any reason during the inspection period |
Clear expectations: price reflects condition | Buyers often ask for credits anyway after inspections |
Works well for estates, rentals and dated homes | A home sold as is may draw lower offers |
Fewer disputes over what counts as a repair | Disclosure duties still apply in full |
To sell AS IS without leaving money on the table:
- Get a pre-listing inspection so the price, disclosures and any credit are set before buyers inspect.
- Fix only what blocks insurance or financing, like an active roof leak or a failed 4-point item, if it’s cheaper than the discount a buyer will ask for.
- Price for condition using recent sales of similar homes. A free home valuation is a good start.
- Know your costs: see our closing costs for sellers in Florida.
If speed matters more than price, compare a listing with an investor offer in our cash offer vs. listing guide. Selling a family home? See selling an inherited house in Florida.
What should buyers check before the AS IS inspection period ends?
Use the inspection period to check condition, insurance and flood risk, not just the general inspection.
- General home inspection: schedule it in the first few days so you have time for follow-ups.
- 4-point and wind mitigation inspections: many Florida insurers require a 4-point on older homes, and wind mitigation can lower your premium.
- Termite (WDO) inspection: the AS IS contract has no termite repair limit, so you’ll own whatever is found.
- Insurance quotes: get a written homeowners quote, and a flood quote if the home is in or near a flood zone. Check the Tampa flood zone map.
- Permit search: look up open or expired permits with the city or county, since the AS IS contract has no permit limit either.
- Seller disclosures and flood disclosure: read them before you sign, and ask questions in writing.
- Written notice: if you cancel, deliver written notice before the deadline, following the contract’s notice terms.
Florida AS IS contract at a glance
| Item | AS IS contract (ASIS-7x) |
| Publisher | Florida Realtors and The Florida Bar |
| Latest update | February 2026 (FinCEN reporting language) |
| Seller repair obligation | None |
| Inspection period if left blank | 15 days |
| Buyer’s right to cancel during inspection period | Any reason, sole discretion, deposit returned |
| Initial and additional deposit if left blank | 3 days and 10 days |
| Flood-zone termination right if left blank | 20 days |
| Loan approval period if left blank | 30 days |
| Seller’s condition duty | AS IS Maintenance Requirement until closing |
| Casualty loss | Seller pays restoration up to 1.5% of price |
| Disclosure duty | Known, material, not readily observable defects; flood disclosure |
“If there is an issue we can find a solution. Buyers also appreciate the open honesty.”
— James Rothfuss II, Broker, The Rothfuss Team Realty
Why work with The Rothfuss Team Realty on an AS IS sale?
We help both sides of an AS IS deal use the contract the way it’s meant to work: honest disclosures up front and a fast, well-used inspection period. Broker James Rothfuss II handles each client’s transaction himself.
- For buyers: we schedule inspections and insurance quotes right away and write repair or credit requests backed by reports and quotes.
- For sellers: we help you decide what to fix, what to disclose and how to price for condition before you list.
- For both: we track every contract deadline so no one loses a right by missing a date.
See how buying with us works or how selling with us works, get a free home valuation, or contact James.
Frequently asked questions
It's usually the Florida Realtors/Florida Bar "AS IS" Residential Contract for Sale and Purchase, a standard form in which the seller has no obligation to make repairs. The buyer can still inspect the home and cancel for any reason during the inspection period.
Yes. Buyers can ask for repairs, a credit or a price reduction after inspections, but the seller doesn't have to agree. If the seller says no, the buyer can accept the home or cancel before the inspection period ends.
Yes, during the inspection period. The buyer can cancel for any reason by written notice before the period ends and get the deposit back. After that, the buyer needs another contingency, such as financing, or the deposit is at risk.
It's 15 days after the effective date if the blank is left empty. Buyers and sellers can agree to a shorter or longer period, and some competitive offers use 7 or 10 days.
No. An AS IS contract gives the buyer an inspection period to do any inspections they want. "As is" only means the seller doesn't have to make repairs.
Generally no. A signed AS IS contract binds the seller to sell unless a contingency or the buyer's default allows cancellation. If the seller refuses to close, the buyer can recover the deposit and seek damages or specific performance.
Yes. Florida sellers must disclose known defects that materially affect the home's value and aren't readily observable, under Johnson v. Davis. They must also give buyers a flood disclosure at or before signing the contract.
Florida Realtors publishes the AS IS Residential Contract for Sale and Purchase for its members, and agents fill it out through Form Simplicity. You can view a sample on the Florida Realtors website, but have an agent or attorney prepare the actual contract.
Broker and owner of The Rothfuss Team Realty. 30+ years in business and 60+ properties bought and sold across Tampa Bay.
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