Florida As-Is Contract in Orlando: Smart Buyer Guide

Seeing “As-Is” on an Orlando home can feel like a red flag. You want to protect your deposit, avoid costly surprises, and still win the house you love. The good news is Florida’s As-Is contract still gives you strong buyer protections if you use them on time. In this guide, you will learn exactly how the As-Is contract works in Orlando, what timelines matter most, and how to plan inspections, credits, and insurance so you can move forward with confidence. Let’s dive in.

What “As-Is” means in Florida

In Florida, most residential deals use the FAR/BAR As-Is contract. “As-Is” shifts the default cost of post-contract repairs to you, the buyer. The seller is generally not required to make repairs or give credits unless they agree in writing.

You still have rights. The As-Is contract includes a buyer inspection period and the right to cancel within that window. It also does not remove the seller’s duty under Florida law to disclose known material defects. You can learn more about the standard forms through Florida Realtors and The Florida Bar.

Financing and appraisal contingencies can still apply if they are included in your offer. Lender requirements, such as appraisal and insurance underwriting, remain in force even in an As-Is sale.

Your inspection period and right to cancel

The inspection period is your due diligence window. You choose the number of days at the time of your offer. In Orlando, most buyers use 7 to 15 days, with 10 days as a common middle ground. During this time, you can perform inspections and request repairs or credits, or you can cancel for any inspection-related reason if you act before the deadline.

Deadlines are strict. You must send written notice that follows the contract’s procedures before the inspection period expires. If you cancel correctly within the window, your earnest money is typically returned per the contract terms.

A practical timeline to follow

1. Day 0: Contract is signed and your deposit goes to escrow.
2. Days 1–3: Schedule inspections right away. Good inspectors book quickly.
3. Days 3–7: Complete the general inspection, then order any specialized inspections.
4. Days 7–10: Review reports, get contractor estimates for major issues, and send written repair requests or a cancellation notice before the deadline.
5. If the seller agrees to repairs or credits, document the agreement with a signed addendum that details scope, amounts, and timing.

How to use inspections in Orlando

Core inspections to consider

• General home inspection to identify system and safety issues.
• WDO/termite inspection, since Florida’s climate increases risk. See guidance from the Florida Department of Agriculture and Consumer Services.
• Roof inspection, plus wind mitigation and four-point reports when needed. These can affect insurance eligibility and premiums.
• HVAC assessment and servicing check.
• Sewer scope or slab-leak evaluation for older homes or signs of moisture.
• Mold testing when there is visible growth, musty odor, or past water intrusion.

Orlando-specific risks to check

• Hurricane and wind exposure: Roof age, covering, and attachment methods matter for safety and insurance. Homes built or re-roofed before the 2002 Florida Building Code often need closer review.
• Termites and WDOs: Subtropical conditions increase the need for WDO inspections and, at times, treatment and repairs.
• Moisture and leaks: Orlando’s water table and older plumbing can contribute to slab leaks and mold. Testing can prevent costly surprises.
• Flood risk: Many areas near lakes and low-lying zones may be in floodplains. Review the FEMA Flood Map Service Center and check local resources at Orange County. Even if your lender does not require it, consider flood insurance.
• Insurance market conditions: Florida insurance can change quickly. Get quotes early and confirm eligibility based on roof age and inspection findings. The Florida Office of Insurance Regulation and Citizens Property Insurance Corporation offer consumer resources.

Negotiating repairs or credits on As-Is

“As-Is” does not mean “no negotiation.” You can still ask for repairs or a credit after inspections. The seller can accept, counter, or decline. If the seller declines and you are still within your inspection window, you can cancel and receive your deposit back per the contract.

Make your requests clear and evidence-based. Tie each request to specific inspector findings and, when helpful, licensed contractor estimates. Focus on safety, structural, and code-related items over cosmetic issues. State whether you prefer seller-completed repairs or a credit, and specify scope, amounts, contractor licensing, and re-inspection rights.

If the seller agrees to repairs, document everything in a written addendum with deadlines. For work that cannot be completed before closing, an escrow holdback may be an option if the title and closing agent agree to the terms.

Insurance, appraisal, and lender checkpoints

Even in an As-Is deal, lenders and insurers may require certain items to be addressed. Appraisers can call out safety issues or property conditions, and insurers may require a roof, electrical, or HVAC remedy before issuing a policy. If you cannot obtain financing or required insurance under your contract’s contingencies, you may have paths to cancel.

For older homes, wind mitigation and four-point inspections can change your insurance options and costs. Start insurance quotes early, share inspection results with your insurer, and confirm binder readiness well before closing. Consumer resources from the Florida Office of Insurance Regulation and Citizens Property Insurance Corporation can help you understand current market guidelines.

Quick Orlando buyer checklist

Before making an offer

• Ask for the Seller’s Property Disclosure and permits or invoices for major work.
• Get a preliminary insurance check to confirm availability and ballpark premiums.

Right after contract acceptance

• Book a licensed general inspector within 24–72 hours.
• Order WDO, roof and wind mitigation, HVAC, and mold or sewer scope as indicated.
• Confirm lender deadlines for financing and appraisal.
• Check permit history and recorded items through the Orange County Property Appraiser and county resources at Orange County.

When inspection reports arrive

• Sort findings into safety/structural/code vs cosmetic.
• Get written estimates for major items.
• Send a clear, written request for repairs or a credit before the deadline.
• Put any agreement in a signed addendum with scope, amounts, and timelines.

If the seller declines repairs

• Decide quickly: cancel within the inspection period or proceed as-is.
• If proceeding, consider an escrow holdback for critical items with title agent approval.

Before closing

• Verify agreed repairs are complete and documented.
• Confirm your insurance binder is active and any lender-required items are resolved.

Smart use of earnest money and deposits

Your earnest money is usually held by a title or escrow company. If you cancel properly within the inspection window, the deposit is typically released back to you per the contract. If a dispute arises after the inspection period, deposit release may require both parties’ agreement or the dispute resolution steps described in the contract.

Work with a hands-on Orlando guide

An As-Is deal rewards buyers who move quickly, document everything, and use the contract’s protections on time. With responsive coordination, disciplined timelines, and clear communication, you can keep your leverage and still land the right home. If you want a calm, step-by-step plan and a partner who helps schedule inspections, review reports, and negotiate solutions, reach out to Safiya Bourne.

FAQs

What does “As-Is” mean for Orlando homebuyers?

• In Florida, the As-Is contract shifts repair costs to the buyer by default, but you still get an inspection period, disclosure rights, and potential financing and appraisal contingencies.

Can I cancel an As-Is contract after inspections?

• Yes, if you send written notice within your inspection period following the contract’s rules, you can cancel for inspection-related reasons and typically receive your deposit back.

How long should my inspection period be in Orlando?

• Many buyers choose 7 to 15 days, with 10 days common. Pick a timeline that allows for specialized inspections and contractor estimates.

Can I ask for repairs or a credit on an As-Is home?

• Yes. You can request repairs or a credit. The seller may accept, counter, or decline. If they decline, you can cancel within the inspection period or proceed.

What inspections matter most in Central Florida?

• General home, WDO/termite, roof with wind mitigation, HVAC, sewer scope for older homes, and mold testing when indicated are common and often helpful for insurance.

How does insurance affect an As-Is purchase?

• Lenders and insurers may require certain conditions to be met. Get quotes early and confirm you can secure a policy based on roof age and inspection results.