Florida Realtors/Florida Bar · Rev. 2/26
FAR/BAR “AS IS” vs. standard contract: every paragraph compared
The short answer
The “AS IS” form replaces the seller’s duty to repair with the buyer’s right to cancel. On the standard FAR/BAR contract the seller repairs what the inspections report, up to three limits that are each 1.5% of the price if left blank. On the “AS IS” form the buyer may cancel for any reason during the Inspection Period, 15 days if left blank, and otherwise takes the property as it is. Of the 20 paragraphs, 14 read the same on both, and so do 21 of the 22 Standards the two forms share.
Source: Bayit Title, https://bayittitle.com/guides/as-is-vs-standard-far-bar-contract
- Paragraphs that differ
- 6 of 20
- Standards that differ
- 1 of the 22 both forms have
- Standards only “AS IS” has
- 2 W and X; the first is reserved
- Seller’s repair limits
- 1.5% each of three, standard form only
Where do paragraphs 1 to 20 differ?
In 6 paragraphs of 20. Each row is a paragraph, in the forms’ own order and under the same number on both. Where the two read the same the row says what both provide; where they differ, each place they differ has a row of its own, the standard form on the left and the “AS IS” form on the right. The same rows are a CSV download.
| Paragraph | Standard form FloridaRealtors/FloridaBar-7x | “AS IS” form FloridaRealtors/FloridaBar-ASIS-7x |
|---|---|---|
| ¶1Property descriptionSame | Both forms: The land, fixtures and listed personal property; exclusions go in 1(e). | |
| ¶2Purchase priceSame | Both forms: Price, deposits and escrow agent, loan amount, balance by wire or collected funds. | |
| ¶3Acceptance; Effective DateSame | Both forms: The last signature or initial, delivered, sets the Effective Date. | |
| ¶4Closing; Closing DateSame | Both forms: Closing happens when funds are collected and documents delivered. | |
| ¶5Extension of Closing DateSame | Both forms: Up to 7 days for the lender’s Closing Disclosure timing; force majeure under Standard G. | |
| ¶6Occupancy and possessionDiffers1 difference | ||
| A buyer who moves in before closing¶6(a) | Standard form, ¶6(a)Accepts the property as it is when occupancy starts, except for items the buyer identified under ¶12 before moving in that need repair, replacement, treatment or remedy. | “AS IS” form, ¶6(a)Accepts the property as it is when occupancy starts. The form makes no exception for inspection items. |
| The rest of ¶6 | Both forms: Vacant at closing unless 6(b) is checked for leases. A buyer in occupancy early takes on the risk of loss and the maintenance from that day; Riders T and U. | |
| ¶7AssignabilitySame | Both forms: Three boxes; with none checked the buyer may not assign. | |
| ¶8FinancingSame | Both forms: Cash, or a loan contingency with a 30-day Loan Approval Period and written notices. | |
| ¶9Closing costs, title, surveyDiffers2 differences | ||
| Seller’s repair limits¶9(a) | Standard form, ¶9(a)Three, each a dollar amount or a percentage of the price, 1.5% if left blank: the “General Repair Limit”; the “WDO Repair Limit”, for wood-destroying organisms; and the “Permit Limit”, for closing out open or expired permits and getting permits that were never obtained. | “AS IS” form, ¶9(a)None. The paragraph sets no repair limit. |
| Money held back at closing for unfinished work¶9(a) | Standard form, ¶9(a)If the seller cannot finish the maintenance under ¶11 or the repairs, treatment or permit work under ¶12 before closing, 125% of the estimated cost is escrowed at closing, up to the limit that applies. The seller pays the actual cost up to that limit, and what is not used goes back to the seller. | “AS IS” form, ¶9(a)If the seller cannot meet the maintenance duty of ¶11 before closing, 125% of the estimated cost is escrowed at closing. The seller pays the actual cost, with no limit stated, and what is not used goes back to the seller. |
| The rest of ¶9 | Both forms: The list of costs on each side, the three title boxes in 9(c), the survey, the home warranty and special assessments. | |
| ¶10DisclosuresDiffers2 differences | ||
| Mold¶10(c) | Standard form, ¶10(c)The mold notice ends by pointing to Rider I, “Mold Inspection”. | “AS IS” form, ¶10(c)The same notice without the pointer. Rider I is reserved on this form. |
| Seller’s disclosure, and any warranty of condition¶10(j) | Standard form, ¶10(j)Two statements: the seller knows of no facts materially affecting the value of the real property that are not readily observable and have not been disclosed to the buyer; and, except as disclosed in writing, the seller has received no notice from a government body of an uncorrected building, environmental or safety code violation. | “AS IS” form, ¶10(j)The same two statements, with a sentence between them: beyond the first, the seller gives no warranty and makes no representation of any kind, express or implied, about the physical condition or history of the property. |
| The rest of ¶10 | Both forms: Radon, permits, flood zone, the energy brochure, lead paint, the homeowners’ association, property tax and FIRPTA. | |
| ¶11Property maintenanceDiffers1 difference | ||
| What the seller must keep up until closing¶11 | Standard form, ¶11The property, lawn, shrubbery and pool included, in the condition it was in on the Effective Date, apart from ordinary wear and tear, casualty loss and the repairs, replacements and treatments the contract requires. The form calls this the “Maintenance Requirement”. | “AS IS” form, ¶11The same duty, apart from ordinary wear and tear and casualty loss, with no mention of required repairs. The form calls it the “AS IS Maintenance Requirement”. |
| ¶12Property inspectionDiffers9 differences | ||
| What the paragraph is called¶12 | Standard form, ¶12“Property Inspection and Repair”. | “AS IS” form, ¶12“Property Inspection; Right to Cancel”. |
| Inspection Period¶12(a) | Standard form, ¶12(a)15 days after the Effective Date if left blank. The buyer may have three inspections made at the buyer’s expense: general, wood-destroying organism and permit. Each needs a written notice or report delivered to the seller in time; the seller’s duty to repair anything not inspected and reported in time is waived. | “AS IS” form, ¶12(a)15 days after the Effective Date if left blank. The buyer may have whatever inspections the buyer wants. |
| Buyer’s right to cancel after inspectingStandard form ¶12(b)–(d) · “AS IS” ¶12(a) | Standard form, ¶12(b)–(d)No right to cancel over what the inspections find. Either side may cancel only where the cost of repairs, treatment or permit work passes its limit and the written notice that would settle it is not delivered, or where final permit inspections are still held up by the government after a 10-day extension of closing. | “AS IS” form, ¶12(a)If the buyer decides, in the buyer’s sole discretion, that the property is not acceptable, the buyer may cancel by written notice delivered to the seller before the Inspection Period ends, and the deposit is returned. A buyer who does not cancel accepts the property’s physical condition and any violation of governmental, building, environmental and safety codes, restrictions or requirements, subject to the seller’s maintenance duty in ¶11, and is responsible for any repairs and improvements the buyer’s lender requires. |
| Damage from the buyer’s inspections¶12(a) | Standard form, ¶12(a)If the contract does not close, the buyer repairs the damage the inspections caused, returns the property to its condition before them and gives the seller paid receipts. | “AS IS” form, ¶12(a)A buyer who cancels still pays for the inspections, repairs the damage they caused, restores the property and gives the seller paid receipts. That duty survives the cancellation. |
| General repairsStandard form ¶12(b) only | Standard form, ¶12(b)The ceiling, roof, walls, doors, windows and foundation are to be free of leaks, water damage and structural damage. Those items, the pool, the major appliances that are not leased, the heating, cooling, mechanical, electrical, security, sprinkler, septic and plumbing systems, and any seawall, dock or boat lift are to be in “Working Condition”. “Cosmetic Conditions” need not be repaired unless they come from a defect in an item the seller must repair. After the buyer’s notice the seller has 10 days to repair, get an estimate or have a second inspection made. If the cost is over the General Repair Limit, each side has 5 days after the last estimate to give notice: the seller to pay the excess, or the buyer to choose which repairs the limit will cover and take the rest as it is. With neither notice, either side may cancel and the deposit goes back to the buyer. | “AS IS” formNot on this form. It puts no duty on the seller to repair what an inspection finds. |
| Termites and other wood-destroying organismsStandard form ¶12(c) only | Standard form, ¶12(c)A Florida-licensed pest control business may inspect, and the buyer delivers its report in the Inspection Period if it finds evidence of infestation or damage. The seller has 10 days to have the damage and any treatment estimated, and treats and repairs up to the WDO Repair Limit, but need not retreat for an organism it treated before if there is no visible live infestation and it transfers a current full treatment warranty at closing. Over the limit, the buyer has 5 days after the seller’s estimate to agree to pay the excess or to choose which repairs the limit will cover; without that notice, either side may cancel and the deposit goes back to the buyer. | “AS IS” formNot on this form. The buyer may still have the inspection made during the Inspection Period. |
| Open, expired and missing building permitsStandard form ¶12(d) · “AS IS” ¶12(c) | Standard form, ¶12(d)The buyer may have the permit records examined and gives notice of open or expired permits and unpermitted improvements in the Inspection Period. The seller has 10 days to get an estimate and, up to the Permit Limit, has the open and expired permits closed and any required permits obtained and closed no later than 5 days before the Closing Date. A government delay in final inspections extends closing up to 10 days; after that either side may cancel. Over the limit, each side has 5 days after the estimates to give notice: the seller to pay the excess, or the buyer to take the property as it is with a credit of the Permit Limit at closing. With neither notice, either side may cancel and the deposit goes back to the buyer. | “AS IS” form, ¶12(c)If the buyer’s inspection turns up open or needed permits, the seller promptly hands over the plans and documents the seller has and cooperates in good faith with the buyer’s efforts to get estimates, signing the authorizations and consents that takes. The seller does not have to spend any money, or commit to spending any. |
| Walk-throughStandard form ¶12(e) · “AS IS” ¶12(b) | Standard form, ¶12(e)The day before the Closing Date, or on it before closing: to confirm the personal property is there and that the seller has kept up the property, made the repairs and replacements the contract requires and met its other obligations. | “AS IS” form, ¶12(b)The same day, without the repairs: to confirm the personal property is there and that the seller has kept up the property and met its other obligations. |
| Repair standards, and warranties passed to the buyerStandard form ¶12(f) · “AS IS” ¶12(d) | Standard form, ¶12(f)Repairs and replacements are done in a good and workmanlike manner by an appropriately licensed person, with materials at least comparable to what was there on the Effective Date. At the buyer’s option and cost, the seller assigns its assignable repair, treatment and maintenance contracts and warranties at closing. | “AS IS” form, ¶12(d)No repair standard. The assignment of contracts and warranties, at the buyer’s option and cost, is the same. |
| ¶13Escrow agentSame | Both forms: Holds the deposit in Florida; on conflicting demands, holds it or interpleads. | |
| ¶14Broker liabilitySame | Both forms: Verify facts with professionals; the parties indemnify the brokers. | |
| ¶15DefaultSame | Both forms: Seller keeps the deposit, or sues to enforce; buyer gets it back and may sue. | |
| ¶16Dispute resolutionSame | Both forms: 10 days to settle a deposit dispute, then mediation, then court. | |
| ¶17Attorney’s feesSame | Both forms: Mediation fee split; the winner of a lawsuit recovers fees. | |
| ¶18StandardsSame | Both forms: The heading over the standing terms, compared one by one in the second table. | |
| ¶19Addenda and ridersDiffers1 difference | ||
| Riders I, K and L¶19 | Standard form, ¶19Lists Rider I, “Mold Inspection”; Rider K, “As Is”; and Rider L, “Right to Inspect/Cancel”. | “AS IS” form, ¶19Marks I, K and L “Reserved”. |
| The rest of ¶19 | Both forms: Every other rider, from A (condominium) to GG (buyer’s broker compensation), is listed on both. | |
| ¶20Additional termsSame | Both forms: Anything typed or written in, which controls the printed form (Standard R). | |
Where do the Standards differ?
In one clause of Standard A, and at the end. Both forms carry Standards A to V in paragraph 18, under the same letters, and 21 of those 22 read the same. The “AS IS” form goes on to W, which is reserved, and X, the buyer’s waiver of claims.
| Standard | Standard form FloridaRealtors/FloridaBar-7x | “AS IS” form FloridaRealtors/FloridaBar-ASIS-7x |
|---|---|---|
| Standard ATitleDiffers1 difference | ||
| Violations of the matters the buyer takes title subject toStandard A(i) | Standard form, Standard A(i)The buyer takes title subject to six listed matters, provided that no violation of them exists at closing, unless waived under ¶12(a), and that none prevents residential use. | “AS IS” form, Standard A(i)The same six matters, provided only that none prevents residential use. |
| The rest of Standard A | Both forms: A violation of items (b) to (f) that exists at closing is a title defect. 5 days to object after the commitment, 30 to cure. | |
| Standard BSurveySame | Both forms: Encroachments noticed within 5 days become title defects. | |
| Standard CIngress and egressSame | Both forms: The seller represents legal access, insurable without exception. | |
| Standard DLease informationSame | Both forms: Tenant estoppel letters 10 days before closing. | |
| Standard ELiensSame | Both forms: Seller’s lien affidavit; waivers for work in the last 90 days. | |
| Standard FTimeSame | Both forms: Time is of the essence; calendar days; weekends and federal holidays roll forward. | |
| Standard GForce majeureSame | Both forms: Hurricanes, insurance unavailable: up to 7 days more; cancel if over 30 days past closing. | |
| Standard HConveyanceSame | Both forms: Statutory warranty deed, or a fiduciary’s deed; bill of sale on request. | |
| Standard IClosing location, documents, procedureSame | Both forms: The owner’s-policy payer picks the agent; FinCEN paragraph; disbursement at closing. | |
| Standard JEscrow closing procedureSame | Both forms: Proceeds held up to 10 days, only where the commitment lacks gap coverage. | |
| Standard KProrations; creditsSame | Both forms: Taxes and recurring items prorated through the day before closing. | |
| Standard LAccessSame | Both forms: Utilities on and access for appraisal, inspections and walk-through. | |
| Standard MRisk of lossSame | Both forms: Seller restores damage up to 1.5% of the price; above it, the buyer chooses. | |
| Standard N1031 exchangeSame | Both forms: The other side cooperates, at no cost; closing is not delayed for it. | |
| Standard ONotices; not recordableSame | Both forms: Written notice by mail, fax, hand or email, to a party, attorney or broker. | |
| Standard PIntegration; modificationSame | Both forms: The whole agreement; changes only in a signed writing. | |
| Standard QWaiverSame | Both forms: Not insisting on one term waives no other. | |
| Standard RRiders and handwritten termsSame | Both forms: They control the printed form where they conflict. | |
| Standard SCollectionSame | Both forms: Funds count once actually collected; closing can wait for them. | |
| Standard TReservedSame | Both forms: Reserved; no text. | |
| Standard UApplicable law and venueSame | Both forms: Florida law; disputes in the county where the property is. | |
| Standard VFIRPTA withholdingSame | Both forms: Up to 15% withheld from a foreign seller unless an exemption or certificate applies. | |
| Standard WReserved“AS IS” only | ||
| Standard W“AS IS” Standard W only | Standard formNot on this form. Its Standards end at V. | “AS IS” form, Standard WReserved; no text. |
| Standard XBuyer waiver of claims“AS IS” only | ||
| Claims over the property’s condition after closing“AS IS” Standard X only | Standard formNot on this form. | “AS IS” form, Standard XTo the extent the law permits, the buyer waives any claim against the seller, and against any real estate licensee involved in negotiating the contract, for damage or defects in the property’s physical condition that exist at closing and are discovered later. It does not relieve the seller of ¶10(j), and it survives closing. |
How do you tell which form a contract is on?
From its first line and the foot of each page. The “AS IS” form is headed “AS IS” Residential Contract For Sale And Purchase and carries the form number FloridaRealtors/FloridaBar-ASIS-7x at the foot of every page; the standard form is headed Residential Contract For Sale And Purchase and carries FloridaRealtors/FloridaBar-7x. Paragraph 12 is headed “Property Inspection; Right to Cancel” on the “AS IS” form and “Property Inspection and Repair” on the standard one.
The riders checked in paragraph 19 are part of the answer. The standard form lists a Rider K, “As Is”, and a Rider L, “Right to Inspect/Cancel”, which the “AS IS” form marks reserved. A standard form with either checked is changed by that rider, and this page compares the two printed forms, not the riders. Anything typed or written into paragraph 20 controls the printed form on both (Standard R).
How was this comparison made?
From the two forms as Florida Realtors published them in February 2026, both Rev. 2/26: the standard form and the “AS IS” form. On November 10, 2026 the text of the two was compared word for word, and each place they differ was then read on both. Differences that change nothing are left out: punctuation, a “continued” heading or a line left blank where a page breaks, and the order the rider list is printed in.
The forms are copyrighted, so each row describes a paragraph in this page’s own words and cites it; a term in quotation marks is one the form defines or a heading it prints. A later revision of either form may read differently. The revision is printed at the foot of every page of a signed contract.
Common questions
What is the difference between the “AS IS” and the standard FAR/BAR contract?
Repairs. On the standard form the seller repairs what the buyer’s inspections report, up to three limits that are each 1.5% of the price if left blank: general repairs, wood-destroying organisms and permits (paragraphs 9(a) and 12). The “AS IS” form has no repair duty and no limits; the buyer may cancel during the Inspection Period instead, and the form adds Standard X, the buyer’s waiver of claims over the property’s physical condition. The deposits, the financing, the list of closing costs and the closing itself read the same, and title differs in one clause of Standard A.
Does the seller have to make repairs on an “AS IS” contract?
Not the ones an inspection finds. Paragraph 12 of the “AS IS” form puts no repair duty on the seller, and paragraph 9(a) sets no repair limits. The seller still has to keep the property, lawn, shrubbery and pool included, in the condition it was in on the Effective Date, ordinary wear and tear and casualty loss aside (paragraph 11). Standard M, on damage by fire or other casualty before closing, reads the same on both forms.
Can a buyer cancel an “AS IS” contract after the inspection?
Yes, during the Inspection Period, which is 15 days after the Effective Date if the blank is left empty. If the buyer decides, in the buyer’s sole discretion, that the property is not acceptable, a written notice delivered to the seller before the period ends cancels the contract and the deposit is returned (paragraph 12(a)). A buyer who does not cancel in that time accepts the property’s physical condition.
Can a buyer cancel a standard FAR/BAR contract after the inspection?
Not simply because of what the inspection found. The standard form has the seller repair, up to each limit. Either side may cancel only where the cost passes a limit and the written notice that would settle it is not delivered in the 5 days the form allows, or where the government still holds up final permit inspections after a 10-day extension of closing (paragraph 12(b) to (d)).
Does “AS IS” mean the seller does not have to disclose problems?
No. Paragraph 10(j) is on both forms: the seller knows of no facts materially affecting the value of the real property that are not readily observable and have not been disclosed to the buyer. The “AS IS” form adds that the seller gives no other warranty of the property’s condition, and its Standard X, the buyer’s waiver of claims, says it does not relieve the seller of paragraph 10(j).
Who deals with open permits on an “AS IS” contract?
The buyer. If the buyer’s inspection finds open or needed permits, the seller hands over the plans and documents the seller has and cooperates with the buyer’s efforts to get estimates, but does not have to spend any money (paragraph 12(c)). On the standard form the seller has open and expired permits closed, up to the Permit Limit, no later than 5 days before the Closing Date (paragraph 12(d)).
Is the inspection period different on the two forms?
No. Both give 15 days after the Effective Date when the blank in paragraph 12(a) is left empty. What the period is for differs: on the standard form, delivering the notices and reports that start the seller’s repairs; on the “AS IS” form, deciding whether to cancel.
What is Standard X on the “AS IS” contract?
The buyer’s waiver of claims, which only the “AS IS” form has. To the extent the law permits, the buyer waives any claim against the seller, and against any real estate licensee involved in negotiating the contract, for damage or defects in the property’s physical condition that exist at closing and are discovered later. It does not relieve the seller of paragraph 10(j), and it survives closing. The standard form’s Standards end at V.
This page compares the two printed forms. The signed contract, with its riders and addenda, decides a particular sale, and which form suits a sale, or what a paragraph means for it, is a question for the parties’ attorneys.
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