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Florida REALTORS / Florida Bar AS IS Residential Contract for Sale and Purchase

Homiy's prototype requires a written agreement before a represented tour. NAR's rule binds participating MLS brokers; do not describe it as a universal state law. Compensation is negotiable and total brokerage pay cannot exceed the agreement. Florida presumes transaction brokerage; do not claim single-agent fiduciary representation without the appropriate written relationship.

Source: NAR: written buyer agreements before touring (MLS participation rule, not a universal state statute) (reviewed 2026-09-27)

AS IS form's blank inspection-period default is 15 calendar days, negotiable in the form; buyer may timely terminate if property is unacceptable in buyer's sole discretion and recover deposit. AS IS does not remove disclosure obligations. Exact effective-date and weekend/holiday expiry rules come from the signed form.

Sample only: delivery within 3 calendar days and 1–3% earnest money; the signed contract controls. Buyer delivery is distinct from the holder's statutory deposit deadline. AS IS form permits deposit delivered with offer or within the filled-in period (3 days if blank for later delivery); broker trust-account deposit duties are separate.

At or before contract. From 2025-10-01 disclose known damaging flooding during ownership, insurance claims, and ANY flood assistance (not only federal). Ordinary homeowners insurance excludes flood. No generic flood-disclosure rescission clock is created by §689.302; condo/HOA cancellation rights are separate.

Source: Florida Statutes §689.302: expanded flood disclosure (2025 statute; amendment effective 2025-10-01)

AS IS §8(b) loan-approval blank defaults to 30 calendar days if financing elected; lender-satisfactory appraisal is part of approval, not a separate guarantee of appraised purchase price. Timely written approval/termination notices and diligent application matter; a closing-date extension alone does not extend financing protection. Standard F rolls expiry off weekends/federal observed holidays. The 30-day typical closing time is only a sample planning target.

Negotiable county custom: Miami-Dade buyer, Duval/Hillsborough usually seller. Original premium per $1,000: $5.75 first $100k; $5 to $1M; $2.50 to $5M; $2.25 to $10M; $2 above. Simultaneous lender policy is minimum $25 within owner's coverage, not a second full premium; endorsements, search and settlement are extra. Engine must use the exact tiers and actual payer, not a generic percentage.

Save Our Homes protection generally resets to just value January1 after ownership change; do not copy seller's capped bill. Eligible homestead: first $25k applies to all levies; additional exemption on the $50k–$75k band excludes school levies and is inflation-adjusted from 2025. Portability requires eligibility/application. A single price percentage cannot model these fixed-dollar exemptions or non-ad-valorem/CDD charges.

2025 Miami-Dade adopted district0100 City of Miami19.9878 mills =1.99878% of new-buyer just value BEFORE homestead; downtown DDA adds0.39 mills. Not Miami Beach or unincorporated county. Save Our Homes cap resets after transfer; exemptions, portability and non-ad-valorem charges need buyer/parcel facts. HOA range is SAMPLE and excludes special assessments. Owner title usually BUYER in Miami-Dade: add exact Florida promulgated owner-premium tiers, not a second lender premium. The lender's policy is listed separately as a simultaneous-issue policy (conditional $25 minimum).

Rule61J2-10.028 expressly permits sharing compensation with a transaction party with full disclosure to all interested parties, including lender; no unlicensed referral payment.

Source: Florida Administrative Code 61J2-10.028: compensation sharing with a transaction party (reviewed 2026-09-27)