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Florida Realtors/Florida Bar · Rev. 2/26

Understanding the FAR/BAR contract: every deadline, and who pays what

Reviewed by Shevy Lowenstein, Florida Title Agent, License W766033October 16, 2026Download the deadlines (CSV)

The short answer

The FAR/BAR contract runs on defaults. With every blank left empty, the buyer has 15 days to inspect and 30 to get loan approval, the title commitment is due 15 days before closing, the buyer then has 5 days to object and the seller 30 to cure, and on the standard form the seller repairs up to 1.5% of the price under each of three limits. Days are calendar days.

Source: Bayit Title, https://bayittitle.com/guides/far-bar-contract

Your own dates. The deadline calculator works out every one of these from the Effective Date and the Closing Date, with weekends and federal holidays applied, and puts them in your calendar.

Work out your dates
Inspection Period
15 days
Loan Approval Period
30 days
Title commitment
15 days before closing
Repair limits, standard form
1.5% of the price, each
  1. Initial deposit to the escrow agent
  2. Apply for the loan
  3. Copies of the seller’s owner’s policy and any survey
  4. Additional deposit
  5. Inspection Period
  6. Cancel over flood zone, elevation or flood insurance
  7. Seller repairs, estimates or re-inspects
  8. Loan Approval Period, ending in a written notice
  9. Title commitment to the buyer (the “Title Evidence Deadline”)
  10. Seller may cancel after a Loan Approval Period with no notice
  11. Buyer’s written title objections
  12. Buyer’s survey
  13. Open and expired permits closed, up to the Permit Limit
  14. Walk-through
  15. Seller’s “Cure Period” for title defects
  • Buyer acts
  • Seller acts
  • Closing agent delivers
  • A period that runs
  • Due by that day

The seller’s 30-day title cure is the one bar that runs past the closing line: a title problem found at the deadline cannot be cured by the closing date the rest of the contract keeps. An example, not a schedule: the contract signed on day 0, closing on day 45, every blank left empty, a financed sale with the buyer’s inspection notice on day 15 and title objections on the last day allowed. Calendar days; a deadline on a weekend or federal holiday moves to the next day that is neither (Standard F).

Every deadline in the contract

Both versions, in the form’s own order of counting. The period is the one the form supplies when a blank is left empty, or the fixed one where there is no blank. The same rows are a CSV download.

Counted from the Effective Date

8 deadlines

  • Initial deposit to the escrow agentBuyer 3 days after the Effective Date, unless it came with the offer, if left blank · ¶2(a)
  • Apply for the loanBuyer 5 days after the Effective Date, if left blank · ¶8(b)(i)
  • Copies of the seller’s owner’s policy and any surveySeller 5 days after the Effective Date · ¶9(c), ¶9(d)
  • Leases and occupancy terms, where ¶6(b) is checkedSeller 5 days after the Effective Date · ¶6(b)
  • Additional depositBuyer 10 days after the Effective Date, if left blank · ¶2(b)
  • Inspection PeriodBuyer 15 days after the Effective Date, if left blank · ¶12(a)
  • Cancel over flood zone, elevation or flood insuranceBuyer 20 days after the Effective Date, if left blank · ¶10(d)
  • Loan Approval Period, ending in a written noticeBuyer 30 days after the Effective Date, if left blank · ¶8(b)
What the form says follows a miss
  • Initial deposit to the escrow agent: A buyer default under ¶15(a)
  • Apply for the loan: A lack of good faith and diligent effort to get the loan is a default
  • Additional deposit: A buyer default under ¶15(a)
  • Inspection Period: Standard form: repairs to anything not inspected and reported in writing are waived. “AS IS”: the right to cancel ends and the buyer accepts the condition
  • Cancel over flood zone, elevation or flood insurance: The buyer accepts the elevation and the flood zone
  • Loan Approval Period, ending in a written notice: With no notice, the contract goes on as a cash sale (¶8(b)(v))

Counted back from the Closing Date

6 deadlines

  • Title commitment to the buyer (the “Title Evidence Deadline”)Closing agent 15 days before the Closing Date, or 5 on a cash sale, if left blank · ¶9(c)
  • Tenant estoppel letters, or the seller’s affidavitSeller 10 days before the Closing Date · Standard D
  • Buyer’s surveyBuyer 5 days before the Closing Date · ¶9(d)
  • Open and expired permits closed, up to the Permit LimitSeller 5 days before the Closing Date · ¶12(d)(ii) · standard only
  • Information for a FinCEN real estate report, where one is requiredBoth The day before closing · Standard I(iii)
  • Walk-throughBuyer The day before closing, or closing day before closing · ¶12(e)
What the form says follows a miss
  • Title commitment to the buyer (the “Title Evidence Deadline”): If it arrives under 5 days before closing, the buyer may extend closing up to 5 days after receipt (Standard A(ii))
  • Open and expired permits closed, up to the Permit Limit: A government delay extends closing up to 10 days; after that either side may cancel

Counted from something else happening

11 deadlines

  • Seller may cancel after a Loan Approval Period with no noticeSeller 3 days after the Loan Approval Period ends · ¶8(b)(v)
  • Accept a counter-offerBoth 2 days after it is delivered · ¶3(a)
  • Cancel over the leasesBuyer 5 days after receiving them · ¶6(b)
  • Seller repairs, estimates or re-inspectsSeller 10 days after the buyer’s inspection notice · ¶12(b)–(d) · standard only
  • Elections when repairs cost more than a limitBoth 5 days after the last estimate · ¶12(b)–(d) · standard only
  • Buyer’s written title objectionsBuyer 5 days after receiving the commitment · Standard A(ii)
  • Seller’s “Cure Period” for title defectsSeller 30 days after the buyer’s objections · Standard A(ii)
  • Buyer’s notice of survey problemsBuyer 5 days after receiving the survey, and no later than closing · Standard B
  • Closing extended for the lender’s Closing Disclosure timingBoth Up to 7 days · ¶5(a)
  • Hurricane or other force majeureBoth Deadlines extend up to 7 days after it ends; either side may cancel if it runs more than 30 days past closing · Standard G
  • Settle a deposit dispute before mediationBoth 10 days after conflicting demands · ¶16(a)
What the form says follows a miss
  • Seller may cancel after a Loan Approval Period with no notice: The contract continues as a cash sale
  • Accept a counter-offer: The time for accepting it has run
  • Elections when repairs cost more than a limit: Either side may cancel and the deposit goes back to the buyer
  • Buyer’s written title objections: The buyer accepts title as it is
  • Seller’s “Cure Period” for title defects: The buyer has 5 days to extend up to 120 days, accept title as it is, or cancel with the deposit back
  • Buyer’s notice of survey problems: Only matters noticed in time become title defects under Standard A
  • Settle a deposit dispute before mediation: The dispute goes to mediation before any lawsuit

Who pays what

Paragraph 9 decides, line by line, and the parties can change any of it in writing. The owner’s policy and the searches follow the box checked in 9(c).

The seller pays

8 lines in ¶9

  • Documentary stamp tax and any surtax on the deed
  • Owner’s policy and title search, on box 9(c)(i)
  • Title search (up to a cap), tax search, on box 9(c)(iii)
  • Municipal lien search, on box 9(c)(i) or (iii)
  • Association estoppel fees
  • Recording and other charges to cure title
  • FIRPTA withholding and reporting charges
  • Seller’s attorney and the seller’s own closing services

The buyer pays

8 lines in ¶9

  • Mortgage stamp tax, intangible tax and mortgage recording
  • Recording the deed
  • Owner’s policy, search and municipal lien search, on box 9(c)(ii); the owner’s premium on 9(c)(iii)
  • Lender’s policy and endorsements
  • Survey and any elevation certificate
  • Association application and transfer fees
  • Loan costs, appraisal, inspections and all property insurance
  • Buyer’s attorney and the buyer’s own closing services

Who chooses the title company

3 boxes in ¶9(c), no default

  • Box 9(c)(i)Seller chooses the closing agent and pays for the owner’s policy and the search. The buyer pays for any lender’s policy.
  • Box 9(c)(ii)Buyer chooses the closing agent and pays for the owner’s policy, the search and any lender’s policy.
  • Box 9(c)(iii)Buyer chooses: the Miami-Dade/Broward provision The buyer pays both premiums; the seller pays the title search (up to $200 if left blank), the tax search and the municipal lien search.

The form supplies no default among the three, so one should be checked. Whoever pays for the owner’s policy designates the closing agent (Standard I). Which box is customary depends on the county: who pays for title insurance in each of the 67 counties. The figures are on the Florida title insurance calculator and the Florida doc stamp calculator.

Standard or “AS IS”: what changes

Everything else, the deposits, financing, costs, title, closing and every Standard, reads the same on both. The standard form also offers an “As Is” rider (Rider K), so the riders checked in ¶19 are part of the answer.

Repairs

Standard (7x)
The seller repairs up to three limits, each 1.5% of the price if left blank: general repairs, wood-destroying organisms and permits (¶9(a), ¶12)
“AS IS” (ASIS-7x)
None. The seller only keeps the property as it was on the Effective Date (¶11)

What the Inspection Period gives the buyer

Standard (7x)
A written repair notice, then elections and cancellation rights past the limits (¶12(b)–(d))
“AS IS” (ASIS-7x)
A right to cancel for any reason, by written notice before the period ends (¶12(a))

Open permits

Standard (7x)
The seller closes them, up to the Permit Limit, 5 days before closing (¶12(d))
“AS IS” (ASIS-7x)
The buyer’s; the seller cooperates but need not spend money (¶12(c))

Seller’s disclosure

Standard (7x)
No known undisclosed facts materially affecting value that are not readily observable (¶10(j))
“AS IS” (ASIS-7x)
The same, plus no other warranty or representation about condition or history (¶10(j))

What Florida law adds, and what changed in 2026

Rev. 2/26 changed two things on both forms: the FinCEN paragraph in Standard I(iii), and the name of Rider EE, from “PACE” to “Qualifying Improvements” Disclosure.

Flood disclosure

Fla. Stat. § 689.302

The seller completes the statute’s flood disclosure at or before signing: past flood damage, claims and federal assistance. The contract’s ¶10(d) is not it.

HOA disclosure summary

Fla. Stat. § 720.401

Due before the buyer signs. If it was not given, the buyer may cancel within 3 days of receiving it, or before closing if sooner.

Condominium documents

Fla. Stat. § 718.503(2)

Unless the buyer had them more than 7 days (not counting weekends and holidays) before signing, the buyer may cancel within 7 such days of signing and receiving them. The Condominium Rider carries the clause.

Foreign-ownership affidavit

Fla. Stat. § 692.204(6)

Every buyer signs one at the time of purchase. The form’s signature page carries the notice; a missing affidavit does not affect title.

FinCEN reporting

FinCEN

New in Rev. 2/26 (Standard I(iii)). The rule was vacated on 19 March 2026; FinCEN says no report is required while that order stands, and has appealed.

Find a paragraph

A line on every paragraph and every Standard. The numbers are the same on both versions. Florida Realtors publishes the February 2026 redlines of the standard and “AS IS” forms; this page describes them in its own words. The same lines, each with the link to its place here, are a CSV download.

Paragraphs 1 to 20

20 paragraphs
¶1

Property description

The land, fixtures and listed personal property; exclusions go in 1(e).

¶2

Purchase price

Price, deposits and escrow agent, loan amount, balance by wire or collected funds.

¶3

Acceptance; Effective Date

The last signature or initial, delivered, sets the Effective Date.

¶4

Closing; Closing Date

Closing happens when funds are collected and documents delivered.

¶5

Extension of Closing Date

Up to 7 days for the lender’s Closing Disclosure timing; force majeure under Standard G.

¶6

Occupancy and possession

Vacant at closing unless 6(b) is checked for leases; Riders T and U.

¶7

Assignability

Three boxes; with none checked the buyer may not assign.

¶8

Financing

Cash, or a loan contingency with a 30-day Loan Approval Period and written notices.

¶9

Closing costs, title, survey

Who pays what, the 9(c) title election, survey, home warranty, special assessments. Who pays by county

¶10

Disclosures

Radon, permits, mold, flood, energy, lead paint, HOA, property tax, FIRPTA, seller.

¶11

Property maintenance

The seller keeps the property, lawn and pool as they were on the Effective Date.

¶12

Inspection and repair

Standard: repairs up to limits. “AS IS”: a right to cancel. Walk-through in 12(e). Open permits

¶13

Escrow agent

Holds the deposit in Florida; on conflicting demands, holds it or interpleads. Deposit disputes

¶14

Broker liability

Verify facts with professionals; the parties indemnify the brokers.

¶15

Default

Seller keeps the deposit, or sues to enforce; buyer gets it back and may sue.

¶16

Dispute resolution

10 days to settle a deposit dispute, then mediation, then court.

¶17

Attorney’s fees

Mediation fee split; the winner of a lawsuit recovers fees.

¶18

Standards A–V

The standing terms below.

¶19

Addenda and riders

Check-boxes for Riders A (condominium) to GG (buyer’s broker compensation).

¶20

Additional terms

Anything typed or written in, which controls the printed form (Standard R).

Standards A to V (paragraph 18)

22 Standards
A

Title

Marketable title subject to six listed matters; 5 days to object, 30 to cure. Title insurance guide

B

Survey

Encroachments noticed within 5 days become title defects.

C

Ingress and egress

The seller represents legal access, insurable without exception. No legal access

D

Lease information

Tenant estoppel letters 10 days before closing.

E

Liens

Seller’s lien affidavit; waivers for work in the last 90 days.

F

Time

Time is of the essence; calendar days; weekends and federal holidays roll forward.

G

Force majeure

Hurricanes, insurance unavailable: up to 7 days more; cancel if over 30 days past closing.

H

Conveyance

Statutory warranty deed, or a fiduciary’s deed; bill of sale on request.

I

Closing location, documents, procedure

The owner’s-policy payer picks the agent; FinCEN paragraph; disbursement at closing.

J

Escrow closing procedure

Proceeds held up to 10 days, only where the commitment lacks gap coverage. Fla. Stat. § 627.7841

K

Prorations; credits

Taxes and recurring items prorated through the day before closing. Seller net sheet

L

Access

Utilities on and access for appraisal, inspections and walk-through.

M

Risk of loss

Seller restores damage up to 1.5% of the price; above it, the buyer chooses.

N

1031 exchange

The other side cooperates, at no cost; closing is not delayed for it. 1031 closing guide

O

Notices; not recordable

Written notice by mail, fax, hand or email, to a party, attorney or broker.

P

Integration; modification

The whole agreement; changes only in a signed writing.

Q

Waiver

Not insisting on one term waives no other.

R

Riders and handwritten terms

They control the printed form where they conflict.

S

Collection

Funds count once actually collected; closing can wait for them.

T

Reserved

Reserved; no text.

U

Applicable law and venue

Florida law; disputes in the county where the property is.

V

FIRPTA withholding

Up to 15% withheld from a foreign seller unless an exemption or certificate applies. FIRPTA figures

The statutes behind the form: ¶9(c) Fla. Stat. § 627.7711(1)(a), closing services; ¶10(a) Fla. Stat. § 404.056(5), radon; ¶10(b) Fla. Stat. § 553.79, permits; ¶10(e) Fla. Stat. § 553.996, energy brochure; ¶10(g) Fla. Stat. § 720.401, HOA summary; ¶10(h) Fla. Stat. § 689.261, property tax; ¶13 Fla. Stat. § 475.25(1)(d), broker escrow; Standard I Fla. Stat. § 627.7841, gap coverage; Standard O Fla. Stat. § 668.004, e-signatures.

Common questions

What is the FAR/BAR contract?

The Residential Contract For Sale And Purchase approved by Florida Realtors and The Florida Bar, the form most Florida home sales are written on. The standard version has the seller repair up to set limits; the “AS IS” version lets the buyer cancel during the Inspection Period instead. The current revision of both is Rev. 2/26, February 2026.

How long is the inspection period on a FAR/BAR contract?

15 days after the Effective Date if the blank in paragraph 12(a) is left empty, on both versions. On the “AS IS” form the buyer’s written notice cancelling the contract must reach the seller before the period ends.

When is the Effective Date?

The day the last of the buyer and seller signs or initials the offer or final counter-offer and delivers it (paragraph 3(b)). Most deadlines count from it in calendar days, and one that falls on a weekend or federal holiday moves to the next day that is neither (Standard F).

Do FAR/BAR deadlines expire at 5 p.m.?

Not under the current form. Rev. 2/26 sets no 5:00 p.m. cutoff and no clock time for any deadline. Standard F counts calendar days where the property is located, and a deadline that falls on a Saturday, Sunday or federal holiday moves to the next calendar day that is none of those. The revision is printed at the foot of every page of the signed contract.

What happens if the buyer misses the loan approval deadline?

If no written notice reaches the seller before the Loan Approval Period ends, 30 days if left blank, the contract goes on as a cash sale, and the seller has 3 days to cancel and return the deposit (paragraph 8(b)(v)).

How long does the seller have to fix a title problem?

The buyer has 5 days after receiving the title commitment to object in writing, and the seller then has a 30-day Cure Period (Standard A(ii)). If the defects are not cured in that time, the buyer has 5 days to extend up to 120 days, accept title as it is, or cancel with the deposit back. A buyer who does not object in time accepts title as it is.

Who chooses the title company on a FAR/BAR contract?

Whoever pays for the owner’s title policy under paragraph 9(c) designates the closing agent (Standard I). The form has three boxes and no default: the seller on box (i), the buyer on boxes (ii) and (iii), the last being the Miami-Dade/Broward provision.

Who pays for title insurance on a FAR/BAR contract?

Whoever the box checked in paragraph 9(c) names. On box (i) the seller pays for the owner’s policy and the search; on box (ii) the buyer pays for both; on box (iii), the Miami-Dade/Broward provision, the buyer pays both premiums and the seller pays the title search, up to $200 if left blank, the tax search and the municipal lien search. The buyer pays for any lender’s policy. Which box is customary depends on the county.

Who pays the closing costs on a FAR/BAR contract?

Paragraph 9 divides them line by line, and the parties can change any of it in writing. The seller pays the documentary stamp tax and any surtax on the deed, association estoppel fees, the charges to cure title and the FIRPTA charges; the buyer pays the taxes on the mortgage and its recording, the recording of the deed, the lender’s policy, the survey, the association’s application and transfer fees, and the loan costs. Each side pays its own attorney, and the owner’s policy and the searches follow the box checked in 9(c).

What does a blank left empty mean?

For most blanks the form prints a default beside it: 3 days for the initial deposit, 10 for the additional deposit, 15 for inspections, 20 for the flood election, 30 for loan approval, 15 days before closing for the title commitment, and 1.5% of the price for each repair limit on the standard form.

Is the FAR/BAR contract recorded?

No. Standard O forbids recording the contract or any notice of it. The deed is what is recorded.

This page explains the printed form. The signed contract, with its riders and addenda, decides a particular sale, and a question about what it means is for the parties’ attorneys.

Reviewed by Shevy Lowenstein, Founder and Agent in Charge, Florida Title Agent, License W766033.
Reviewed October 16, 2026. Next scheduled review October 16, 2027.
Florida title practice changes. If a fee, form or timeline on this page no longer matches what you are seeing, tell us and we will correct it.

More to send a client: the Bayit Title guides, and from the title problems library: