The Florida As-Is Residential Contract, Explained for Sellers
Last updated 2026-06-05 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
A Florida as-is residential contract sells your home in its current condition, with no obligation to repair or give credits. The buyer keeps an inspection period to inspect and cancel for any reason, but you still must disclose known defects you are aware of. You set the price at signing. As-is limits your repair duty, not your honesty duty.
| Term | As-is contract | Standard (repair) contract | With Cash Flow Deals |
|---|---|---|---|
| Who pays for repairs | Buyer accepts current condition; seller repairs nothing | Seller may owe a repair limit or credits | You sell as-is, no repairs, no credits |
| Inspection period | Buyer can inspect and cancel for any reason within the window | Buyer inspects, then negotiates repairs | Price locked at signing, not re-cut after inspection |
| Disclosure duty | Seller still discloses known material defects | Seller still discloses known material defects | Same duty; we help you disclose cleanly |
| Price certainty | Can still be renegotiated during inspection | Often renegotiated downward | Your number holds from signing to closing |
| Closing | Through a title company you choose | Through a title company you choose | One signing via Title Guaranty of South Florida |
What an as-is contract actually means in Florida
In Florida, the most common home-sale agreement is the as-is version of the standard residential purchase contract. As-is means one specific thing: you are selling the home in its present condition, and you are not agreeing to make repairs or hand the buyer money to make them. If the inspection turns up a bad roof, an old water heater, or a cracked driveway, you are not on the hook to fix it. The buyer takes the house as it sits.
That is the part sellers love, and it is real. But as-is is narrower than people think. It removes your duty to repair. It does not remove your duty to be honest about what you already know. And it does not, by itself, stop the buyer from walking away. Those two limits are where most as-is confusion comes from, so it helps to take them one at a time.
You still have to disclose what you know
Florida law has long held that a home seller must disclose facts that materially affect the property's value and that the buyer cannot easily see or discover for themselves. An as-is clause does not erase that rule. If you know the house floods in heavy rain, that there was a past roof leak, or that the AC quit last summer, you are expected to disclose it even when the sale is as-is.
Think of it this way: as-is protects you from having to fix problems. It does not protect you from hiding them. Honest disclosure also protects you, because the most common reason an as-is deal blows up after closing is a buyer who claims you concealed something. Write down what you know and put it in front of the buyer in writing. A clean disclosure is cheaper than a dispute. For the exact paperwork, see our guide on the documents you need to sell a house in Florida.
The inspection period and the right to cancel
The Florida as-is contract gives the buyer an inspection period, a set number of days to inspect the property at their own cost. Here is the catch that surprises sellers: during that window, the buyer can cancel for any reason or no reason and get their deposit back. As-is does not lock the buyer in. It locks you out of repair obligations, but the buyer still holds the early exit.
What the buyer usually does instead of canceling is come back and ask for a price reduction or a credit. You are free to say no, since the contract does not require you to give anything. But that back-and-forth is exactly where a clean number can quietly shrink. Knowing the inspection period exists, and that it is a negotiation point and not a repair order, keeps you from giving away money you never owed.
Price at signing versus price at closing
A signed contract sets a number, but on a traditional as-is deal that number is not always the number you walk away with. Between signing and closing, the inspection period, an appraisal, or a financing condition can all become reasons to renegotiate. Many sellers assume as-is means the price is final. It usually is not on its own.
This is the gap Cash Flow Deals is built to close. We connect you with a real bank-financed buyer, you sell the home as-is with no repairs, and the price is locked at signing so it does not get chipped away after inspection. Because the buyer is borrowing from a lender to own the home rather than flipping it, your net is built around the home's real value. See how it works and what happens at closing for the full path.
How the closing works on an as-is sale
Every Florida home sale, as-is or not, runs through a title company that handles the deed, the lien payoffs, and the settlement statement. With Cash Flow Deals, your transaction closes through Title Guaranty of South Florida in a single title transfer, so the house moves once, directly from you to the buyer. There is no double closing and no flip on title.
Cash Flow Deals is free for sellers. Our fee is not taken out of your number or buried in the price. It appears as its own separate line on the closing statement, in plain view, so you can see exactly what everyone is paid. You sell as-is, you make no repairs, your price holds from signing, and you close once. If you want a second number before you sign any as-is contract, call us at 786-891-9111 and compare.
Common questions
Does an as-is contract mean I do not have to disclose anything?
No. An as-is contract removes your duty to make repairs, not your duty to disclose. Florida sellers must still disclose known material defects that affect the home's value and that a buyer cannot easily see. As-is protects you from fixing problems, not from hiding them.
Can the buyer still cancel an as-is contract in Florida?
Yes. The standard Florida as-is contract gives the buyer an inspection period during which they can cancel for any reason and recover their deposit. As-is limits your repair obligations, but the buyer keeps the right to walk away or ask for a price reduction during that window.
Do I have to make any repairs if I sell as-is?
No. Selling as-is means you sell the home in its current condition with no obligation to repair anything or give the buyer credits for repairs. The buyer may still ask, but you are not required to agree. With Cash Flow Deals you sell fully as-is with no repairs.
Is the price on an as-is contract final?
Not always on a traditional sale. The inspection period, an appraisal, or financing can all reopen the price between signing and closing. With Cash Flow Deals your price is locked at signing and does not get re-cut after inspection.
Who handles closing on an as-is sale through Cash Flow Deals?
Cash Flow Deals closings run through Title Guaranty of South Florida in a single title transfer, directly from you to the buyer. Cash Flow Deals is free for sellers, and the fee shows up as a separate line on the closing statement.