Thinking about buying or selling a home “as is” in Davie or greater Broward County? You might wonder what it really protects, what it changes, and how it affects your bottom line. You deserve a clear, simple guide that helps you avoid surprises and make confident decisions. In this post, you’ll learn how Florida’s FAR/BAR As Is contract works, how inspections and repair requests play out, and what to watch for locally. Let’s dive in.
What “as is” means in Florida
An “as is” sale in Florida uses the FAR/BAR As Is Residential Contract for Sale and Purchase. In plain terms, the seller is not required to make repairs unless they agree in writing. You can still inspect the home and you still have specific timelines to object or cancel based on what you find. “As is” limits repair obligations, but it does not remove your inspection rights or other contract remedies.
It also does not shield a seller from liability for fraud or failure to disclose known material defects. Federal disclosures still apply, such as lead-based paint disclosure for homes built before 1978. The form is standardized across Florida and widely used in Broward County.
Inspection period essentials
Your inspection period is negotiable and written into the contract. In practice, many deals use a window of about 7 to 15 days, but you and the other party can agree to shorter or longer timelines. During this period, you schedule and pay for any inspections you want.
Common inspections include general home, roof, HVAC, plumbing, electrical, wood-destroying organisms, pool equipment, mold, or sewer scope if needed. If you plan to object, you must deliver your repair requests, objections, or notice to cancel in writing within the inspection period. If you miss the deadline, you may waive your right to object later under the inspection contingency.
How repair requests and credits work
During your inspection period, you can ask the seller to make repairs or offer a credit. The seller can accept, reject, or counter. If you cannot reach agreement before the inspection deadline, the contract typically gives you the right to cancel within that period and get your deposit back per the escrow provisions.
- Repairs can give you immediate peace of mind but may delay closing while contractors complete the work.
- Credits or price reductions can keep the timeline moving and let you control the repairs after closing. Keep in mind that lender or insurance requirements may still require certain issues be fixed before closing.
When lenders or insurers require repairs
Even in an “as is” deal, lenders and insurance companies may not approve closing with major safety or structural defects. Roof problems, unsafe electrical conditions, or significant damage can trigger required repairs. If financing or insurance depends on it, parties often negotiate a targeted repair or a credit that addresses the issue while keeping the deal on track.
Local checks in Davie and Broward
Broward County has a few frequent hot spots that come up in “as is” transactions. Paying attention early can save time and stress later.
- Flood zones and insurance: Many properties in Davie and nearby areas sit in flood zones, which can affect insurance availability and cost. Confirm the flood status and talk to your lender and insurer early.
- Permits and unpermitted work: Past renovations that were not permitted can cause delays or lender concerns. Pull permit history and address open permits or code issues.
- Code enforcement and liens: Check for active code violations or outstanding municipal liens that could impact closing.
- Condo and HOA documents: Review estoppels, reserves, assessments, and rules. Timelines for association document review can be separate from your inspection period.
- Termite and WDO: South Florida has higher WDO activity. A WDO inspection is common and sometimes required by lenders.
What sellers can do to stay ahead
If you are selling “as is,” a little preparation goes a long way. Consider a pre-listing check of major items to reduce surprises and support your pricing. Roof condition, AC age and service history, and a WDO report are common.
You can also plan a negotiation strategy around credits for key items found during inspection. Some sellers offer a limited credit or a home warranty to help buyers feel confident while keeping timelines tight.
What buyers can do to protect yourself
As a buyer, prioritize inspections based on the home’s age and condition. In Broward, roof age, AC health, WDO risk, and permit history are high-value checks. If the home has a pool or older plumbing, add those inspections early in your timeline.
Focus your repair requests or credits on big-ticket issues that impact safety, structure, or insurability. Cosmetic items are often accepted as part of an “as is” purchase when the price reflects condition.
A practical timeline example
Every contract is unique, but most “as is” deals in Broward follow a similar rhythm.
- Sign the contract and place the initial deposit into escrow.
- Order inspections immediately, ideally within the first few days.
- Review reports and summarize findings.
- Deliver written repair requests, objections, or notice to cancel within your inspection deadline.
- Seller responds by accepting, rejecting, or countering in writing.
- If you agree on repairs or credits, proceed toward closing, or cancel within the inspection period if no agreement is reached.
- Complete agreed repairs before closing or apply the credit at closing.
- Do your final walkthrough and close.
If a defect was not disclosed
“As is” does not protect a seller who intentionally hides a known material defect or misrepresents the property. Buyers may have civil remedies if intentional concealment is discovered after closing, depending on the facts and any dispute clauses. When in doubt, consult a Florida real estate attorney for guidance on next steps.
Your next step
“As is” can be straightforward when you understand the timelines, put issues in writing, and focus on what matters most to financing, insurance, and livability. With the right plan, you can protect your interests and keep your deal moving.
If you want a local strategy tailored to Davie and greater Broward County, our family-led team is here to help. Reach out to Team Delgado Home Experts at tdhomeexperts.com to talk through your timeline, inspection plan, and negotiation options.
FAQs
Does “as is” mean I cannot inspect the home?
- No. The Florida As Is contract gives you a negotiated inspection period and the right to object or cancel within that window if issues are not resolved in writing.
How long is the inspection period in Florida “as is” deals?
- It is negotiable. Many Broward transactions use 7 to 15 days, but you and the seller can agree to shorter or longer deadlines.
Can I ask for repairs or a credit in an “as is” sale?
- Yes. You can request repairs or credits during your inspection period. The seller can accept, reject, or counter, and you can cancel within the deadline if no agreement is reached.
What happens to my deposit if I cancel during the inspection period?
- If you cancel properly and on time under the contract, your escrowed deposit is typically returned according to the escrow provisions and procedures in the contract.
Can lenders or insurers require repairs even if the home is sold “as is”?
- Yes. Significant safety or structural issues may need to be addressed before closing to satisfy financing or insurance requirements.
Does “as is” protect a seller who hides defects?
- No. Sellers must disclose known material defects. Fraud or intentional concealment can lead to legal remedies for the buyer.
