Under Contract in Central Florida: What Happens Between “Yes” and the Keys

Buyer basics · Contract to closing

Your offer was accepted. Now the clock starts. Here's what usually happens in each stretch, and which deadlines are worth circling.

The seller said yes. It’s a great feeling, and it’s also when the real work starts. From here until closing, you’re working on a calendar set by your contract, and several of those dates decide whether your deposit is protected.

Every contract is different, so the dates in yours are the ones that count. But many Central Florida resale contracts use the Florida Realtors/Florida Bar “AS IS” form, and its default timelines are a useful guide. Here’s how the stretch between contract and closing usually goes.

First: know your Effective Date

Most deadlines count from the Effective Date, the date the last party signed or initialed the final offer or counteroffer. Under the FR/BAR “AS IS” contract, deadlines are in calendar days. If one lands on a Saturday, Sunday, or federal holiday, it moves to the next business day.

If a box in your contract is left blank, the form fills in a default:

• Initial deposit: due within 3 days after the Effective Date.
• Inspection Period: 15 days.
• Loan application: within 5 days.
• Loan Approval Period: 30 days.

Your agent should send you a dated timeline the day you go under contract. Put it in your phone’s calendar.

Days 1–15: inspections

The Inspection Period is your window to learn everything you can about the house. In Central Florida that usually means a general home inspection. Depending on the property, it can also mean:

• A WDO (wood-destroying organism, or termite) inspection. Many buyers order one, and some loan types call for it.
• A 4-point and wind mitigation report for your insurance company.
• A pool, roof, sewer, or septic inspection.

Under the “AS IS” form, the seller isn’t required to make repairs. If you decide during the Inspection Period that the property isn’t right for you, you can cancel with written notice before the period ends and get your deposit back. Many buyers use what the inspection turns up to negotiate a repair credit or a lower price. Once the period ends, that right is gone.

Insurance: start shopping the same week

Don’t wait on this one. Florida insurers often price a policy based on the roof’s age, the 4-point and wind mitigation reports, and the flood zone. Your lender will want proof of coverage before closing. If you start shopping during the Inspection Period, you can still walk away if the quotes don’t fit your budget.

The FR/BAR form also deals with insurance directly. It has a force majeure clause that can extend closing if insurance is temporarily unavailable, for example when a storm is approaching, and an optional rider for homeowners’ and flood insurance. Our guide to insurance-smart house hunting covers what to check before you even make an offer.

The loan and the appraisal

If you’re financing, apply for your loan within the contract’s deadline, and answer every lender request quickly. Your lender orders the appraisal. Under the “AS IS” form, the financing contingency covers the lender’s appraisal or other valuation along with the loan itself. If the loan isn’t approved in time, the financing paragraph spells out what each side can do, and when. Read it with your agent. The timing there matters for your deposit.

Before you sign, your lender has to give you a Closing Disclosure at least 3 business days before closing. It shows your final loan terms and costs. Compare it with your Loan Estimate, and ask questions before you get to the closing table.

Title, survey, and HOA paperwork

While the lender works, the title company or closing attorney is checking the property’s ownership and liens. Under the “AS IS” form:

• Title commitment: due at least 15 days before closing (5 days if you’re paying cash). You then have 5 days to object to any problems.
• Survey: if you want one, it’s due at least 5 days before closing.
• HOA or condo estoppel certificate: the association has 10 business days to deliver it after it’s requested. It shows any balance owed and other key details. Under the form’s default, the seller pays the estoppel fee.

If the home is in an HOA or CDD, our HOA vs. CDD guide explains what those fees and documents mean.

Buying in an LLC or trust without a mortgage? The FR/BAR form has a clause about a federal FinCEN rule that requires certain non-financed home purchases by entities and trusts to be reported, starting March 1, 2026. On March 19, 2026, a federal court in Texas vacated that rule, and the government has appealed. FinCEN says reports aren’t required while the court’s order is in force. Ask your title company where things stand when you go under contract.

Protect your money. Before you wire funds, call your title company at a phone number you looked up yourself, not one from an email, and confirm the wiring instructions. Emailed instructions that suddenly change are a red flag.

The final walkthrough

The “AS IS” form gives you a walk-through on the day before closing or on closing day. Its purpose is to confirm the home is in the condition the contract requires, that the personal property included in the sale is still there, and that any agreed repairs were done. Run the faucets, try the AC, open the garage, and check that nothing new has gone wrong since your inspection.

Closing day, and the week after

At closing, you’ll sign the loan and transfer documents, the money moves, and you get the keys once the deal is funded and recorded. Then there are a few things to do while it’s all fresh:

• Put the utilities and internet in your name.
• Save your closing documents where you can find them at tax time.
• File for homestead if this is your primary residence. You need to own and live in the home on Jan. 1, and file with the county property appraiser by March 1.

If you’re moving here from out of state, our 90-day relocation timeline puts this alongside everything else on your list.

This article is general information, not legal advice. Your contract controls the dates and your rights. Read it carefully, and ask your agent, closing agent, or a real estate attorney about anything you’re unsure of.

Ryan Sager, REALTOR®, LPT Realty · ANEW Collective · FL License #3540605 · (407) 342-6367 · ryan@sagerfl.com