Seen “As-Is” on a listing in Orlando and wondered if you are buying every problem with no safety net? You are not alone. Many buyers see “As-Is” and assume no inspections, no repairs, and no way out if issues pop up. In Florida, the FAR/BAR As-Is Residential Contract is more flexible than most people realize. By the end of this guide, you will know what “As-Is” really means, which protections still apply, how timelines work in Orange County, and how to negotiate with confidence. Let’s dive in.
What “As-Is” really means
When you sign the FAR/BAR As-Is Residential Contract, you agree that the seller is not required to make repairs found during your inspection period. That is the core idea. It does not strip away your right to inspect, request repairs or credits, or cancel if you are not satisfied within the set timelines.
You still have an inspection period that you control. If you find issues and deliver written objections within that window, you can try to negotiate repairs or a credit. If you and the seller cannot reach agreement, you can usually cancel within the inspection period and recover your deposit per the contract.
“As-Is” also does not protect a seller who hides known material defects. Florida practice expects sellers to disclose known issues that materially affect value. If a seller actively conceals a defect or misrepresents the condition, there can be remedies outside the inspection process.
Your inspection rights stay intact
Under the As-Is form, you may order any inspections you feel are appropriate during your inspection period. In Orlando, smart buyers often schedule multiple inspections at once so results arrive well before the deadline.
Common inspections in Central Florida include:
- General home inspection for structure, electrical, plumbing, HVAC, and roof condition
- Pest and wood-destroying organisms inspection, often required or encouraged by lenders
- Roof evaluation, given Florida’s sun and storm exposure
- Pool and spa inspection if present
- Septic or sewer scope where applicable
- Mold and moisture testing, since humidity can drive issues
- Radon testing as an optional check
To preserve your rights, you must send written notice of objections within the inspection period stated in your contract. Most buyers attach the inspector’s report, state the concerns, and specify the remedy they want, such as repairs, a credit, a price reduction, or contract termination.
How contingencies still work
“As-Is” does not cancel other protections if they are included in your contract. Make sure you understand what you have in writing.
- Financing: If you include a loan contingency and you cannot obtain approval, you may be able to terminate within that contingency’s timeline.
- Appraisal: If the appraisal comes in short and your financing is contingent on value, that can open negotiations or allow termination per the financing terms.
- Title and association review: Title issues and HOA or condo document reviews are separate from inspections. These remain in place under an As-Is sale.
If you miss a deadline or do not send the right notice, you can lose these protections. Time is of the essence under the FAR/BAR forms, so put every date on your calendar on day one.
Typical Orlando timelines
Every contract fills in specific blanks, so confirm the actual numbers in your agreement. That said, here is how a typical local sequence often looks:
- Effective date: The contract becomes effective when all parties sign and deliver it.
- Earnest money: Buyers usually deliver the initial deposit within the period stated, often 3 to 5 business days. A broker or title company holds funds in escrow.
- Inspection period: In Orlando, 7 to 15 calendar days is common. Many buyers choose 10 to 14 days for a comfortable cushion. Order inspections immediately after the effective date.
- Buyer objections: Send written objections before the inspection period expires. This preserves your ability to negotiate or terminate.
- Seller response: Sellers typically respond in writing within the timeframe stated in the contract, often within a few business days. They can accept, reject, or counter.
- Resolution: If you agree on repairs or credits, both sides sign an addendum. If you cannot agree and you are still within your inspection rights, you can cancel and receive your deposit back under the contract terms.
- Financing and appraisal: These deadlines run in parallel, commonly 21 to 30 days to reach a loan commitment, subject to what your contract specifies.
- Walkthrough and closing: You complete a final walkthrough close to closing. You accept the property in its current condition, plus any documented repairs that were agreed to in writing.
How negotiations usually play out
In an As-Is sale, the seller does not owe you repairs by default. Your leverage comes from your inspection findings, your timelines, and the broader market.
Here is the usual flow:
- You receive the inspection report and request repairs, a credit, or a price reduction.
- The seller can accept, reject, or counter with limited repairs or a smaller credit.
- If you cannot reach agreement and you are within your inspection period rights, you may terminate and seek a deposit refund per the contract.
In Orlando, sellers often consider major safety or habitability items, like a nonfunctioning HVAC or a significant roof leak. Cosmetic issues usually draw limited response. Wood-destroying organism treatments often come up because many lenders want certification of no active infestation. Make sure you review lender expectations early.
Local Orlando risks to check
Properties in Orange County face specific conditions that can affect cost and timing. Focus your due diligence on these areas:
- Termites and WDO: Central Florida has high termite activity. Expect a WDO inspection and possible treatment or certification needs. Budget for this and negotiate credits if needed.
- Roof age and wear: Sun and storms age Florida roofs. Confirm the roof’s age, condition, and any prior permits for replacement or repair.
- Permits and unpermitted work: Pools, additions, and garage conversions can be unpermitted. Request permit history and review records with your inspector and title team.
- Flood risk and insurance: Some parts of Orange County flood. Check the property’s flood zone, ask for an elevation certificate if available, and get insurance quotes early in your timeline.
- Moisture and mold: Humidity can stress HVAC systems and cause moisture issues. Consider mold testing if your inspector sees risk factors.
- Pools and spas: Many Orlando homes include pools. Have a pool professional inspect the shell, equipment, electrical, and safety features.
- Insurance market: Insurance availability and cost can impact closing and your long-term budget. Obtain quotes early in the process.
Buyer checklist: first 14 days
Use this quick list right after your contract goes effective:
- Calendar all deadlines for deposit, inspections, financing, and appraisal. Time is of the essence.
- Send your earnest money and confirm the escrow holder and receipt.
- Order a general home inspection for the earliest available date.
- Order a WDO inspection, and any needed roof, pool, HVAC, sewer, mold, or radon inspections.
- Request HOA or condo documents and review them within the allowed time.
- Check permit history for recent renovations, pools, roofs, or additions.
- Get homeowner’s and, if applicable, flood insurance quotes right away.
- Review the seller’s disclosure and follow up on any listed issues.
- Submit your loan application and documents quickly, and track your loan commitment date.
- Deliver written inspection objections before your inspection period ends if you want repairs, credits, or to terminate.
- If repairs are agreed: define scope, who will perform work, who pays, and how completion will be verified in a signed addendum.
How to protect your deposit
Your timeline control protects your deposit. If you discover issues and want out, send proper written notice within your inspection period as the contract requires. If you wait until after the deadline, you may waive your right to terminate for those inspection items.
Title and escrow holders follow the contract when releasing funds. If a dispute arises, they will usually need written instructions from both parties or follow the dispute resolution steps set out in the agreement. Clear communication and on-time notices help avoid conflicts.
Work with a local advocate
“As-Is” does not mean you are on your own. It means you need a clear plan, fast scheduling, and strong negotiation. A seasoned Orlando and Winter Park advisor helps you choose the right inspections, track deadlines, and frame repair or credit requests that sellers will consider.
If you are planning a move in Orlando or nearby Winter Park, I can help you navigate the As-Is process with calm, experienced guidance. For principal-level representation and local insight, connect with Shirley Jones Realtor to schedule a free consultation.
FAQs
What does “As-Is” mean in a Florida home contract?
- Under the FAR/BAR As-Is Residential Contract, the seller has no obligation to make repairs found during your inspection period, but you still have inspection rights and can negotiate or cancel within set timelines.
Can I still inspect an Orlando home sold As-Is?
- Yes. The As-Is form preserves your right to order inspections and deliver written objections within the inspection period stated in your contract.
Can I cancel if I find problems during inspections?
- Yes, if you deliver timely written notice as required by the contract during the inspection period; missing the deadline can waive your termination rights for those items.
How do appraisal and financing work with As-Is in Orlando?
- Financing and appraisal protections still apply if included in your contract; an appraisal shortfall may lead to negotiations or allow termination under your financing terms.
What local issues should I check in Orange County?
- Focus on WDO activity, roof age, permit history, flood risk and insurance cost, moisture or mold concerns, and pool system condition.
Will the seller pay for major repairs under As-Is?
- Not automatically; the seller can accept, reject, or counter your requests, and many Orlando sellers focus on major safety or habitability items or offer a credit.
What happens to my deposit if I back out?
- If you terminate within your contractual inspection or contingency rights and follow the notice rules, you typically receive your deposit back; outside those rights, you risk the deposit.
