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FloridaFlorida inspection period in the AS IS contract

Under the Florida Realtors/Florida Bar AS IS contract, the buyer has an inspection period – 15 days if the blank is left empty – to inspect the property and decide. The buyer may terminate by delivering written notice to the seller before the inspection period expires and get the deposit back. Days are calendar days ending at 11:59 p.m. where the property is; a last day on a weekend or national legal holiday moves to the next business day, ending at 5:00 p.m.

The rules

  1. Length

    The days written in the contract; 15 days if left blank.

  2. Counting

    Calendar days; a period ends at 11:59 p.m. where the property is located.

  3. Weekends and holidays

    If the last day falls on a Saturday, Sunday or national legal holiday, it moves to the next business day and ends at 5:00 p.m.

  4. Terminating

    Written notice delivered to the seller before the inspection period expires; the deposit is returned to the buyer.

If the inspection period ends without a notice

  • The buyer has accepted the property's condition under the AS IS terms.
  • Later deposit installments become due as the contract says.
  • Cancelling later for a reason the contract no longer allows can put the deposit at risk.

What the TC tracks

  • The exact inspection-period end: date and time, after the weekend and holiday rule.
  • Inspection scheduled early, reports delivered before the end.
  • Any extension signed by both parties before the period ends.
  • The initial deposit, due within 3 days.

Questions about the Florida inspection period

How long is the inspection period in Florida?

The number of days written in the contract – 15 days if the blank is left empty in the AS IS contract.

Does the Florida inspection period include weekends?

Yes, it counts calendar days, but if the last day is a weekend or national legal holiday it moves to the next business day, ending at 5:00 p.m.

What time does the inspection period end?

At 11:59 p.m. where the property is, unless the last day moved to the next business day – then 5:00 p.m.

Can the buyer cancel for any reason during the inspection period?

Under the AS IS contract the buyer may terminate by written notice before the period expires and get the deposit back.

What if the buyer misses the deadline?

The buyer is treated as accepting the property's condition, and the deposit may be at risk if the buyer later cancels.

Calculate and compare

ClosingCode moves Florida deadlines off weekends and holidays the way the AS IS contract does and reminds the team before the inspection period ends.

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Sources: Florida Realtors/Florida Bar AS IS Residential Contract for Sale and Purchase (counting rules, 15-day default, termination by written notice), as described by Florida Realtors and quoted in Florida Realtor magazine (March 2023).

General information, not legal advice. Use the dates and terms in your signed contract. ClosingCode is software; it is not a law firm or brokerage.