Transaction Coordination

Florida Inspection Period and Contract Deadlines (AS IS)

The deadlines in the Florida Realtors/Florida Bar AS IS Residential Contract: the 15-day inspection period, the 3-day deposit, the 30-day loan approval period, title evidence and survey, how Standard F counts time, and what happens when one is missed.

Ijharul Islam October 21, 2026 9 min read

The Florida inspection period, in short: in the Florida Realtors/Florida Bar AS IS contract it's 15 days after the Effective Date unless another number is written in (Paragraph 12(a)). The buyer may terminate in sole discretion by written notice before it expires. Days are calendar days, and a deadline on a weekend or national holiday rolls forward.

More on this topic: Contract deadlines by state, every guide in one place.

This guide covers the inspection period and the other dates in the current AS IS form, FloridaRealtors/FloridaBar-ASIS-7x, with paragraph numbers you can check. It's general information, not legal advice; the executed contract controls. Other states: Colorado contract deadlines and the deadlines in a purchase contract.

Key takeaways

The inspection period defaults to 15 days, the initial deposit to 3 days, the loan approval period to 30 days and loan application to 5 days, all after the Effective Date.
Standard F counts calendar days; a period ending on a Saturday, Sunday or national legal public holiday extends to the next day that isn't one.
If the buyer doesn't terminate before the inspection period expires, the buyer accepts the property's physical condition.
Miss the loan approval notice and the deal proceeds as if it were cash, though the seller gets 3 days to terminate.
Title evidence is due 15 days before the Closing Date (5 if cash); the buyer then has 5 days to object.

What is the inspection period in a Florida AS IS contract?

It's the window in Paragraph 12(a) for the buyer's inspections, with a right to cancel. The buyer has the number of days written in (15 if blank) after the Effective Date, and if the buyer decides, “in Buyer's sole discretion,” that the property isn't acceptable, the buyer may terminate by written notice delivered before the inspection period expires. The deposit is returned.

The buyer still pays for the inspections, repairs any damage they cause and gives the seller paid receipts. If the buyer doesn't terminate, the buyer accepts the physical condition of the property and any code violations, subject to the seller's duty to maintain it as of the Effective Date (Paragraph 11), and is responsible for repairs the lender requires. The AS IS form has no repair-request procedure; any agreed change must be in writing and signed (Standard P). See the repair request process.

What are the deadlines in the Florida AS IS contract?

Deadline	Paragraph	Default if left blank
Counter-offer acceptance	3(a)	2 days after the counter-offer is delivered
Initial deposit	2(a)	With the offer, or 3 days after the Effective Date
Additional deposit	2(b)	10 days after the Effective Date
Loan application	8(b)(i)	5 days after the Effective Date
Seller's existing title policy and survey to buyer	9(c), 9(d)	5 days after the Effective Date
Leases and occupancy terms	6(b)	5 days after the Effective Date; buyer may terminate within 5 days after receipt
Inspection Period	12(a)	15 days after the Effective Date
Loan Approval Period	8(b)	30 days after the Effective Date
Title Evidence Deadline	9(c)	15 days before the Closing Date (5 if cash)
Title objections	Standard A(ii)	5 days after receiving the Title Commitment
Survey	9(d), Standard B	Survey at least 5 days before closing; objections within 5 days after receipt
Tenant estoppel letters	Standard D	At least 10 days before closing
Walk-through	12(b)	Day before closing, or closing day before closing

The Effective Date is when the last of the buyer and seller signs or initials and delivers the offer or final counter-offer (3(b)). If the lender's funds are delayed only by the federal Closing Disclosure timing rules, the Closing Date extends up to 7 days (5(a)); see the Closing Disclosure 3-day rule.

If the home is sold with tenants in place, the month's rent is usually split between buyer and seller at closing as well; the free rent proration calculator gives the daily rate and the partial-month amount from the monthly rent and a date, by the three common methods.

How is time calculated in a Florida contract?

Standard F: time is of the essence, and calendar days, based on where the property is located, are used to compute time periods. Except for the time for acceptance and the Effective Date, any period or date that ends on a Saturday, Sunday, a national legal public holiday under 5 U.S.C. § 6103(a), or the day such a holiday is observed extends to the next calendar day that isn't one of those. Standard F names no time of day, so don't leave a termination notice for the last evening.

Item	Default	Effective Date Friday, November 6, 2026
Initial deposit	3 days	Monday, November 9
Inspection Period	15 days	Day 15 is Saturday, November 21, so it ends Monday, November 23
Loan Approval Period	30 days	Day 30 is Sunday, December 6, so it ends Monday, December 7

Don't mix this up with Florida Realtors' other residential form, the Contract for Residential Sale and Purchase (CRSP-17). Its March 2025 revision also counts calendar days, but ends periods at 11:59:59 p.m. local time and moves deadlines counted back from closing to the day before a weekend or holiday. See calendar days vs business days.

To check an AS IS file, turn on the roll-forward in the free real estate deadline calculator: it moves a period that ends on a Saturday, Sunday or federal holiday to the next business day, the way Standard F does.

How does the loan approval period work in Florida?

If Paragraph 8(b) is checked, the contract is contingent on loan approval within the Loan Approval Period (30 days if blank), including an appraisal satisfactory to the lender. The buyer applies within 5 days and must use good faith and diligent effort; failing to is a default.

Before the period expires, the buyer notifies the seller in writing that loan approval was obtained, or that the buyer is satisfied with the ability to get it and will proceed (8(b)(iii)).
If the buyer can't get approval, the buyer may terminate by written notice before the period expires and gets the deposit back if not in default (8(b)(iv)).
If the buyer sends neither notice, the contract proceeds as if it were cash, but the seller may terminate within 3 days after the period expires, refunding the deposit (8(b)(v)).
After either notice in 8(b)(iii), a buyer who fails to close generally loses the deposit, unless the cause is the seller or unmet property-related loan conditions other than appraised value (8(b)(vi)).

When is title evidence due in Florida?

At least 15 days before the Closing Date (5 if cash), unless another number is written into 9(c): the Title Evidence Deadline for the Title Commitment with copies of the exception documents. The buyer has 5 days after receipt to give written notice of defects that make title unmarketable, or is deemed to accept title (Standard A(ii)). If the commitment arrives less than 5 days before closing, the buyer may extend closing up to 5 days after receipt.

The seller then has a 30-day Cure Period. If the seller can't cure, the buyer has 5 days to extend the Cure Period by up to 120 days, accept title as it is, or terminate with a refund. Survey problems the buyer reports within 5 days after receiving the survey, and no later than closing, become title defects under the same process (Standard B). See how to object to title exceptions.

What happens if you miss a Florida contract deadline?

The form spells it out: no termination notice before the inspection period expires means the buyer accepts the property's condition; no loan approval notice means the deal proceeds as cash, subject to the seller's 3-day termination right; no title notice within 5 days means title is accepted as it is. A buyer who fails to perform on time, including paying the deposit, is in default, and the seller may keep the deposit as liquidated damages or seek to enforce the contract (Paragraph 15(a)).

Notices must be in writing, by mail, fax, personal delivery or email, and notice to a party's broker or attorney counts as notice to the party (Standard O). Florida Realtors' Extension Addendum can modify loan approval, inspection and title review periods by agreement. Ask a Florida real estate attorney about anything unusual. See also what happens when a contingency deadline is missed.

How do you track Florida contract deadlines?

Record the Effective Date under 3(b), then every period from Paragraphs 2, 6, 8, 9 and 12, and the dates counted back from closing.
Check each end date against Standard F: if it's a weekend or national holiday, move it to the next day that isn't.
Confirm the deposit was received by the escrow agent on time, and get the buyer's inspection decision before the last day.
Diary the seller's 3-day window after the Loan Approval Period if no notice arrives.
Update every date when an extension or amendment is signed.

Closingbird reads the executed contract and fills in the dates it finds, which you check and edit, then reminds each deadline owner every morning. It counts calendar days and doesn't roll a deadline off a weekend or holiday by itself, so when Standard F moves a date, set the deadline to the fixed date. See deadline tracking.

Frequently asked questions

How long is the inspection period in Florida?

In the Florida Realtors/Florida Bar AS IS contract, 15 days after the Effective Date if the blank in Paragraph 12(a) is left empty. The parties can write in any other number.

Does the Florida inspection period include weekends?

Yes, it counts calendar days. If the last day is a Saturday, Sunday or national legal public holiday, it extends to the next day that isn't one (Standard F).

What happens if the buyer doesn't get loan approval in 30 days?

The buyer may terminate by written notice before the Loan Approval Period expires and get the deposit back. With no notice, the deal proceeds as cash, and the seller has 3 days to terminate.

When is the escrow deposit due in Florida?

Either with the offer or within the days written in Paragraph 2(a) after the Effective Date, 3 if blank. If neither box is checked, the second option applies.

When is title evidence due in a Florida contract?

At least 15 days before the Closing Date, or 5 if it's a cash deal, unless another number is written in Paragraph 9(c).

Can the seller cancel during the inspection period?

Paragraph 12(a) gives the right to terminate for inspection to the buyer only. The seller's termination rights come from other paragraphs, such as 8(b)(v).

Run it in Closingbird

Upload a Florida AS IS contract and check the dates Closingbird fills in against Paragraphs 2, 8, 9 and 12, with a morning reminder for every deadline owner. Start a free trial (14-day free trial, no credit card required) or see pricing.

Sources

Checked in October 2026. Rules and prices change, and many vary by state, so confirm with the source, your state's real estate commission or your broker before you rely on them.

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