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Buying a House "As-Is" in Florida: What It Really Means

By Arthur Simpson — Florida Attorney, Broker & CIPS

Most Florida homes are sold on an "AS IS" contract — and it doesn't mean what many buyers fear. Here's what as-is actually means for you.

As-is ≠ no inspection

The standard Florida "AS IS" contract still gives you an inspection period to investigate the home and cancel for any reason within that window. As-is mainly means the seller isn't obligated to make repairs — not that you're buying blind.

Sellers still must disclose

Even as-is, Florida sellers must disclose known material defects that aren't readily observable. As-is doesn't let a seller hide a known problem.

Your protection is the inspection

Since the seller won't be repairing things, your inspection is even more important. If it turns up too much, you can walk away (within the period) or renegotiate the price — the seller just isn't required to fix.

Buy as-is with confidence

As-is is normal and fine — with the right inspections and an attorney-broker reading the contract and timelines. More on inspections → · Questions on a home? Ask us →

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Frequently asked questions

Does "as-is" mean I can't inspect the home?
No. The standard Florida AS IS contract still gives you an inspection period to investigate and cancel for any reason within that window. As-is mainly means the seller is not obligated to make repairs.
Do sellers have to disclose problems on an as-is sale?
Yes. Florida sellers must disclose known material defects that are not readily observable, even on an as-is sale. As-is does not allow hiding known issues.
Can I still negotiate on an as-is home?
Yes — based on inspection findings you can ask for a price reduction or credit, or cancel within the inspection period. The seller simply is not required to perform repairs.
Is buying as-is risky?
Not if you do proper inspections and meet your contract deadlines. As-is is the norm in Florida; an attorney-broker helps you use your inspection rights to buy safely.

Keep reading: How Much Does It Cost to Sell a House in Florida? · Florida Homestead Exemption: How to Lower Your Property Taxes · Buying a Beachside Home in Volusia County: What to Know · All insights →

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About the author — Arthur Simpson

Arthur is a Florida attorney, licensed real estate broker, and Certified International Property Specialist (CIPS), and a member of the Real Property and International Law Sections of The Florida Bar. He founded Simpson & Simpson Realty to give Volusia & Flagler families — and buyers from around the world — a brokerage with a real estate attorney's eye on every deal. Meet Arthur & the family →