Seeing “as-is” in an Orlando listing can feel intimidating. You might wonder if it means no inspections or that you’re stuck with any problems you find later. In Florida, “as-is” has a specific meaning that shapes your inspection rights, your ability to cancel, and how repairs are negotiated. In this guide, you’ll learn what “as-is” really means in Florida contracts, how timelines work, what sellers must disclose, and the local Orlando issues you should watch closely. Let’s dive in.
What “as-is” really means in Florida
“As-is” means the seller is offering the home in its current condition and is not agreeing up front to make repairs as a condition of the sale. In Florida, this is commonly handled using the Florida Realtors and Florida Bar “As-Is Residential Contract for Sale and Purchase.” That standard form gives you a defined inspection period to evaluate the property and decide how to proceed.
You can inspect the home, request repairs or credits, or cancel within the inspection period according to the contract. The seller is not obligated to fix items you find. If the seller declines your requests, you can usually cancel within the inspection window and receive your deposit back as the contract allows.
“As-is” is a contractual posture, not a waiver of all legal rights. Sellers still must disclose known, material issues. Claims tied to fraud, intentional concealment, or materially false statements may still be available under Florida law.
Inspection period and deadlines
How long is the inspection period?
The inspection period length is negotiated in the contract. In many Florida deals it ranges from about 7 to 15 days, but there is no single rule. The exact number in your signed contract controls and determines your deadlines.
What you can do during the period
During the inspection window you can:
- Order inspections: general home, wood‑destroying organism (WDO/termite), roof, HVAC, pool, septic or well, and any specialty systems.
- Review findings and decide whether to proceed, request repairs or credits, or cancel.
- Deliver repair requests or a written notice to cancel, as allowed by the contract.
All notices should be in writing and delivered before the deadline. Missing the deadline typically waives your right to cancel based on inspection findings.
If the seller says no
Under the “as-is” form, the seller can accept, reject, or counter your repair requests. If the seller refuses and you are still within the inspection period, your main option is to cancel in writing by the deadline and receive your deposit as provided in the contract. If you both agree to repairs or credits, make sure the scope, timing, and standards are clearly written in an addendum.
Waiving inspections
You can waive the inspection contingency, but that increases risk. If you later find defects, your options may be limited to proving fraud or concealment. If you feel pressure to compete, consider at least a limited inspection focused on roof and major systems.
What “as-is” does not cover
“As-is” addresses physical condition. It does not override other contingencies unless you modify them in writing. Financing, appraisal, title, and homeowners’ association (HOA) document review are separate issues with their own timelines and rights.
Title issues are separate from property condition. A title search and title insurance are still important to identify liens, encumbrances, or other title defects before you close.
Seller disclosures and liability
Florida sellers are expected to disclose material facts they know about the property. Selling “as-is” does not excuse a seller from disclosing known, material defects. Failure to disclose or active concealment can lead to legal claims even with an “as-is” sale.
Foreclosures and bank‑owned properties are often sold “as-is” with limited disclosure because the owner may not have first‑hand knowledge of the property. In those cases, heightened due diligence is wise. Also, if there is unpermitted work or code issues, local authorities may still require corrections regardless of what the contract says.
Orlando and Orange County specifics to watch
Roofs, storms, and moisture
Central Florida’s storms and heavy rain can stress roofs and drive water intrusion. Pay close attention to roof age, prior leak history, and any signs of mold or moisture damage.
Flooding and insurance
Parts of Orlando fall within FEMA‑mapped flood zones or experience localized flooding. Verify the property’s flood zone status and talk with your insurance agent early. Your lender may require flood insurance if the home is in a mandatory flood zone.
Termites and WDO
Florida’s climate supports termite activity. A WDO inspection and, when needed, a plan for treatment or repair are common parts of negotiation. Who pays is negotiable and should be spelled out in the contract or an addendum.
Pools and HVAC
Pools, spas, and HVAC systems are frequent sources of inspection findings. Ask your inspector to evaluate pool structure and equipment, safety barriers, decking, and HVAC functionality.
Permits and past renovations
Unpermitted additions or prior work can be an issue in older homes. Ask for the property’s permit history and consider checking Orange County’s permit records before you finalize your decision.
HOAs and community rules
Many Orlando neighborhoods have HOAs. Review the HOA documents within the contract’s timeline. This review is separate from the home’s physical condition and deserves its own attention.
Insurance and insurability
Insurers in Florida closely evaluate roof age, electrical panels, plumbing types, and wind mitigation features. Older roofs can impact premiums or coverage availability. Get insurance quotes during your inspection period so you understand costs before you commit.
Common negotiation paths in Orlando
- Buyer requests repairs during the inspection period, seller declines, buyer cancels on time, and deposit is returned per the contract.
- Buyer requests repairs, seller offers a credit or price reduction, and both sign an addendum detailing the credit or work.
- Buyer waives inspection to compete, later discovers a latent defect, and may be limited to claims tied to fraud or concealment.
Buyer checklist for “as-is” in Orlando
- Confirm your inspection period dates and put every notice in writing.
- Order a general home inspection plus WDO, roof, pool, septic/well, and HVAC as applicable.
- Ask for permit history and investigate any prior renovations or additions.
- Verify flood zone status and obtain insurance quotes before waiving contingencies.
- If you waive inspection, consider a limited major‑systems check to reduce risk.
Seller prep tips for “as-is” success
- Complete the Seller’s Property Disclosure fully and honestly.
- Consider a pre‑listing inspection to surface major items and price accordingly.
- Prepare documentation for permits, roof age, insurance discounts, and service records.
- Be ready to negotiate targeted repairs or credits rather than agreeing to everything.
How OneAgent Realty helps you navigate “as-is”
You deserve clear guidance and tight execution, especially when timelines are short. Our boutique team provides concierge‑level support tailored to Central Florida. For buyers, we help coordinate inspections, review findings, and structure requests or credits that protect your interests. For sellers, we advise on pre‑market preparation, disclosure strategy, and negotiation so you can minimize surprises and keep the deal on track.
Whether you are buying or selling, our end‑to‑end transaction management keeps deadlines front and center, from inspection notices to addendums. If a legal question arises, we will direct you to a Florida‑licensed real estate attorney for advice.
Ready to move forward with confidence on an “as-is” deal in Orlando? Connect with the team at OneAgent Realty to get a clear plan for your next step, or request a Free Home Valuation to understand your selling position today.
FAQs
Can you inspect an “as-is” home in Orlando?
- Yes. Unless you waive that right in writing, the standard Florida “as-is” form gives you an inspection period to evaluate the home and decide how to proceed.
What happens if the seller refuses repairs on an “as-is” contract?
- You can usually cancel within the inspection period by written notice and receive your deposit per the contract, or you can negotiate credits or price adjustments.
Does “as-is” let a seller hide defects in Florida?
- No. Sellers must disclose known, material issues. “As-is” does not shield fraud, concealment, or materially false statements.
Are financing and appraisal covered by “as-is” terms?
- No. Financing, appraisal, title, and HOA review are separate contingencies with their own timelines and protections.
Who pays for termite or WDO treatment in an “as-is” sale?
- It is negotiable. The contract or an addendum should state who covers treatment and any related repairs.
When does my deposit become non‑refundable in an “as-is” Florida contract?
- It depends on your contract timelines. If you miss the inspection period deadline, you may lose the right to cancel based on condition; always follow the written deadlines in your contract.
