Florida Purchase Contract Explained for Sellers: FR/BAR Standard vs. AS IS and the Clauses That Matter

A Florida purchase contract is the document that turns a buyer's offer into a binding deal, and in Palm Beach County most of them arrive on one of two forms. One is the Florida Realtors/Florida Bar Residential Contract for Sale and Purchase, often called the FR/BAR standard form. The other is the FR/BAR "AS IS" version. They share most of their wording. However, a few clauses differ, and those clauses decide who pays for repairs, how easily a buyer can walk away and how much of your price you actually keep. This guide walks through both forms from the seller's side of the table.

Key takeaways

• Most residential offers in Florida use the FR/BAR standard form or the FR/BAR AS IS form. Version 7, revised in December 2024, took effect on January 1, 2025.
• The standard form makes the seller fix certain defects up to repair limits. If the blanks are left empty, each limit defaults to 1.5% of the purchase price.
• The AS IS form has no repair duty, but the buyer can cancel for any reason during the inspection period and get the deposit back.
• Deadlines run from the effective date. The deposit is due within 3 days, and the inspection period defaults to 15 days.
• In Palm Beach County the seller usually picks the closing agent and pays for the owner's title policy.

The two forms behind most Florida purchase contract offers

The Florida Realtors and The Florida Bar write these forms together through a joint committee. So the same text is used by agents and attorneys across the state. Because both sides know the wording, offers move faster and there are fewer surprises.

The current version is Version 7. It was revised in December 2024 and took effect on January 1, 2025. That update made each party pay for its own closing services. It also removed language that let the buyer's broker share in a deposit the listing broker kept after a buyer default. In addition, it added checkboxes for Riders FF and GG, which deal with buyer's broker pay.

Riders change often too. The condominium rider alone was revised several times in 2024 and 2025 to track new condo disclosure laws. So before you sign, ask your agent which revision date sits in the footer of each page.

Standard vs. AS IS: how each Florida purchase contract treats repairs

This is the biggest difference between the two forms. It also has the most direct effect on your net.

The standard form and repair limits

Under the standard form, the seller agrees to fix certain items the buyer's inspector finds. That duty has a cap. The form sets three separate limits: a general repair limit, a limit for wood-destroying organism (WDO) damage such as termites, and a permit limit for open or expired permits. If those blanks are left empty, each one defaults to 1.5% of the purchase price.

On a $650,000 home, which was the median single-family price in Palm Beach County in August 2026, each default works out to $9,750. So three limits could put close to $29,000 of your proceeds in play. That is why sellers often negotiate lower limits, or fill in a fixed dollar amount, before they sign.

If repair costs run past a limit, the form gives both sides choices. The seller can pay the extra or stop at the cap, and the buyer can then take a credit or cancel. Your agent and closing attorney can walk you through how those elections work on your offer.

The AS IS form and the buyer's right to cancel

The AS IS form removes the repair duty. The seller does not have to fix anything. But the buyer gets something in return: the right to cancel for any reason during the inspection period and get the deposit back. In practice, that means a buyer can inspect, find a problem, and then ask for a price cut or a credit. If you say no, they can walk.

So the AS IS form protects you from forced repairs, but it does not lock the buyer in. Many sellers prefer it anyway, because it keeps the talks open rather than tied to a formula. For a deeper look at how those talks play out, see our guide to handling repair requests after an inspection.

AS IS does not end your duty to disclose

Florida sellers still have to disclose known defects that materially affect value and are not easy for a buyer to see. That rule comes from the Florida Supreme Court's 1985 decision in Johnson v. Davis, and an AS IS form does not cancel it. So disclose what you know, in writing, whichever form you use.

Deposits and deadlines in a Florida purchase contract

Every deadline in the contract runs from the effective date. That is the date the last party signs or initials the final offer and it is delivered back. As a result, a slow reply on your end can change every date that follows.

• Initial deposit: due to the escrow agent within 3 days after the effective date, unless the parties write in something else.
• Additional deposit: optional. It usually comes due after the inspection period ends, when the buyer has more to lose.
• Inspection period: defaults to 15 days if left blank. Sellers often push for 7 to 10.
• Loan application: the buyer must apply within 5 days when the offer is financed.
• Loan approval period: defaults to 30 days.

A bigger deposit tells you the buyer is serious. But timing matters more than size. Money that becomes hard for the buyer to recover after the inspection period gives you far more security than money they can pull back on day 14. Our guide to earnest money in South Florida covers when a deposit is at risk.

Financing terms in a Florida purchase contract

Paragraph 8 of both forms deals with financing. A cash offer checks the box for no financing. Then the buyer has no loan contingency at all. A financed offer names the loan type, the amount and the approval period.

During the loan approval period, a buyer who cannot get approval can usually cancel and recover the deposit. So a long approval window keeps your home tied up with an exit door open. Ask three things about any financed offer. Does the buyer have a written preapproval? Is the approval period realistic for the loan type? And does the loan amount leave room if the appraisal comes in low?

Appraisal gaps are a common sticking point in Florida. The standard financing clause does not include its own appraisal contingency, but a buyer can add one by rider. If an offer includes that rider, read how much room it gives the buyer to cancel. Your agent can also show you recent sales near your home, so you can judge how likely a low value is.

Title, survey and closing costs

Paragraph 9 splits closing costs. It also says who picks the title company. The form offers three options, and local custom usually drives the choice.

• Option (i): the seller picks the closing agent and pays for the owner's title policy. This is the usual choice in Palm Beach County.
• Option (ii): the buyer picks the closing agent and the seller pays for the owner's policy.
• Option (iii): the buyer picks and pays. This is known as the Miami-Dade/Broward regional provision.

So if a buyer from Broward County sends an offer with option (iii) checked, that is not a mistake. It is just a different custom. Either way, check which box is marked, because it changes who controls the closing schedule and part of the costs.

Sellers in Florida also pay documentary stamp tax on the deed, which is set by statute. A survey is usually ordered and paid for by the buyer. To see how these line items add up for your home, try our seller closing costs calculator.

Riders that can change a Florida purchase contract

Riders are add-on pages that change the main form. They can move a lot of risk from one side to the other, so read every one that is checked in paragraph 19.

• Condominium rider (A) and HOA rider (B): cover association approval, fees and disclosure duties. Condo sellers have more paperwork under recent Florida law.
• Appraisal contingency rider: lets the buyer cancel or renegotiate if the appraisal is low.
• Sale of buyer's property rider: makes the deal depend on the buyer selling their own home first. This adds real risk for a seller.
• Kick-out clause rider: lets the seller keep marketing and accept a better offer while a contingency is pending.
• Riders FF and GG: deal with a seller credit or a seller payment toward the buyer's broker.

Also look for anything typed into the "additional terms" section. Handwritten or custom terms are where most disputes start, because they have not been tested the way the printed form has.

How to read a Florida purchase contract offer before you sign

When an offer arrives, start with the net, not the price. Then work through the terms in order. Here is a simple routine many sellers use with their agent.

1. Confirm the form and its revision date on every page.
2. Check the price, the deposit amounts and when each deposit is due.
3. Note the inspection period and, on the standard form, all three repair limits.
4. Read the financing section: cash or loan, loan type, amount and approval period.
5. Look at paragraph 9 for title, closing agent and cost splits.
6. List every rider checked in paragraph 19 and read each one.
7. Read the additional terms line by line.
8. Compare the closing date with your own moving plans.

If you have more than one offer, line them up on the same sheet. A higher price with a long inspection period and a sale contingency can be weaker than a lower cash offer with a short window. Our guide to reviewing offers has a side-by-side layout you can follow.

When to call a real estate attorney

Agents in Florida can fill in these forms, but they cannot give legal advice. So bring in a real estate attorney when an offer has custom terms, when the property is in a trust or an estate, or when a title problem is likely. The same goes if you are selling a home with a mortgage you cannot pay off at closing, or a property with open permits. A short review before you sign usually costs far less than a dispute after.

Frequently asked questions

Which Florida purchase contract form do most local buyers use?

Most residential offers here come on the FR/BAR standard form or the FR/BAR AS IS form. Some agents also use the Florida Realtors CRSP form. Ask your agent to identify the form before you review the terms.

Is an AS IS contract better for sellers?

It depends on the home. AS IS means no forced repairs, which helps with older homes. However, the buyer can cancel for any reason during the inspection period. On a home in good shape, the standard form with low repair limits can work just as well.

Can I change the default repair limits?

Yes. The 1.5% figure only applies when the blanks are left empty. You can write in a lower percentage or a fixed dollar amount, as long as the buyer agrees.

Who picks the title company in Palm Beach County?

By custom, the seller picks the closing agent and pays for the owner's title policy. That is option (i) in paragraph 9. Still, it is negotiable, so check which option the offer uses.

When does the inspection period start?

It starts on the effective date, which is when the final offer is signed and delivered. If the blank is empty, the period runs 15 days.

Sources

• Alliant National Title, FR-BAR Update 2025: Recent changes to FR-BAR contracts and addenda
• Cornerstone Law, Residential contract for sale and purchase revisions
• Oldham Law, FAR/BAR contract checklist and repair limits
• Kelley, Grant and Tanis, Title insurance in Palm Beach County
• Miami Realtors, Palm Beach County August 2026 market report
• Florida Realtors, Form updates

This article is general information, not legal, tax or financial advice. Contract forms change, so have a licensed Florida real estate attorney review any offer before you sign.

Got an offer on the table? We will read every clause with you and show your net on paper before you sign. Book a no-obligation listing consultation or check what your home is worth. Buying instead? Talk to a buyer's agent about writing a clean offer.